Neighborhood
River Rock Cohousing
Fort Collins, Colorado US
River Rock Cohousing, Fort Collins, Colorado has a mixed investment profile, with pricing about 21% above the city median and 25% above the state median, a gross yield of 4.4%, and prices down 2.6% over the past year. The neighborhood has walkability of 82, education in the 93rd percentile, and a Red Flag score of 50. The main strength is the strong walkability and education percentile; the main risk is the recent price decline.
AI Summary•Updated May 2026
Area
1.87 mi²
ZIP Code
80521
County
Larimer County
State
Colorado
Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesWashU ACAG — satellite PM2.5EPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024
Verified Price · Median Sale
$509,849
YoY-2.6%
Gross Rental Yield
4.4%
Listed rent · ZORI annualized
Red Flag Index
Moderate
50 / 100
Walkability Score
82
OpenStreetMap POI density · national percentile
Education Score
93 / 100
Pre-pandemic SEDA (2018/19) · district proxy
AI Score
48
DistrictScore attractiveness · national model
River Rock Cohousing Property Prices & Rental Yield
Verified Redfin sale data and Zillow ZORI asking rent for River Rock Cohousing, Fort Collins.
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Sign in to view — freeMarket Economics Snapshot
May 2026| Metric | Value | YoY |
|---|---|---|
| Median Sale Price | $509,849 | -2.6% |
| Price / Sq Ft (Verified) | $341/sqft | +2.5% |
| Asking Rent (Median) | $1,866/mo | -7.7% |
| Gross Rental Yield | 4.4% | — |
| Liquidity Score | 28 / 100 | Low |
| Homes Sold (Period) | 77 | -12.5% |
Is River Rock Cohousing Safe? Natural-Hazard Risk
FEMA National Risk Index composite across eight hazards, plus inherited Colorado crime context.
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Sign in to view — free What Stands Out AI Insight
Highly walkable neighborhood — score 82/100
Active transaction volume — 77 homes sold last period
Dense amenities — 81 dining & 7 grocery options nearby
Hail risk is Very High (100/100)
Insights are generated from River Rock Cohousing's live DistrictScore metrics.
River Rock Cohousing Environment & Safety
Satellite PM2.5 air-quality history, FBI UCR crime trend (Colorado-level, the finest official aggregation), EPA radon potential and point-source hazard screening.
Air Quality — PM2.5
2015–20245.5 µg/m³ Meets EPA, above WHO guideline+16.4% since 2015
EPA 9WHO 5
20152024
Annual mean fine-particle (PM2.5) concentration at the River Rock Cohousing centroid, satellite-derived (ACAG). References: WHO guideline 5 µg/m³ · EPA annual standard 9 µg/m³. Latest year ranks worse than 38% of U.S. neighborhoods.
Colorado Crime Trend
FBI UCR20132024
All crimes / 1k
Violent / 1k
| Year | Crimes / 1k | Violent / 1k | YoY |
|---|---|---|---|
| 2024 | 30.7 | 4.8 | -9.1% |
| 2023 | 34.1 | 4.8 | -6.3% |
| 2022 | 36.7 | 5.0 | +1.8% |
| 2021 | 36.3 | 4.8 | +11.4% |
| 2020 | 32.6 | 4.2 | +9.5% |
| 2019 | 30.0 | 3.9 | — |
Reported at the state level — the finest official US crime aggregation; River Rock Cohousing inherits the Colorado figures.
Radon Potential
EPAZone 1
Zone 1 — Highest potential · River Rock Cohousing
EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.
Environmental Hazards
EPA / BTSIndustrial odor6 nearbyVery High
Point-source screening near River Rock Cohousing: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.
Walkability & Amenities in River Rock Cohousing
Amenity density and pedestrian access from OpenStreetMap points of interest.
Walkability & Amenities
OpenStreetMap POI82
Very Walkable
Walkability Score
7
Grocery
81
Dining
3
Schools
0
Universities
1
Hospitals
1
Pharmacies
8
Parks
5
Rail Transit
2
Coworking
POI counts are amenities within River Rock Cohousing's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.
River Rock Cohousing vs Fort Collins vs Colorado
How River Rock Cohousing benchmarks against its city and state medians.
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Compare River Rock Cohousing against Fort Collins and Colorado medians — free with a DistrictScore account.
Sign in to view — freeBuying Property in the US as a Foreigner
Federal & Colorado tax facts for non-resident buyers, plus the latest local market news.
Buying as a Foreigner
US Tax & OwnershipApplies to everyone7
Capital Gains (Federal)
Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).
Property Tax
Property tax: ~0.52% average effective rate (statewide average; set and collected locally).
State Income Tax
State income tax up to 4.40%; rental income is taxed at these rates.
State Capital Gains
Capital gains are taxed as ordinary income at state rates.
Transfer Tax
Real estate transfer tax: $0.01 per $100 (0.01%).
Assessment Cap
No Proposition 13-style assessment cap; property is reassessed at market value.
Mansion Tax / Rent Control
No statewide mansion tax or statewide rent control.
US citizens & tax residents7
Primary-Home Exclusion
Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.
1031 Like-Kind Exchange
A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.
Depreciation Recapture
Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).
Mortgage Interest Deduction
Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).
Opportunity Zones
Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.
Rental Income (Resident)
Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.
1031 State Conformity
The state conforms to the federal 1031 like-kind exchange rules.
Foreign buyers (non-residents)5
FIRPTA (Foreign Sellers)
FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.
Non-Resident Capital Gains
Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.
Non-Resident Rental Tax
Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).
Estate Tax (Non-Resident)
Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.
ITIN Requirement
Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.
Talk to a US real-estate tax advisor
FIRPTA, ITIN & Colorado property-tax guidance for foreign buyers
River Rock Cohousing Real Estate FAQ
River Rock Cohousing, Fort Collins, Colorado has a mixed profile. Pricing is about 21% above the city median and 25% above the state median, gross yield is 4.4%, and prices are down 2.6% over the past year. The Red Flag score is 50.
Neighborhoods near River Rock Cohousing
Compare River Rock Cohousing with nearby neighborhoods in Fort Collins.
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