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Morgan County, CO

Rent vs Own in Morgan County, Colorado

HUD prices a 2-bedroom in Morgan County at $1,160/mo while the ownership stack lands near $1,957/mo. That mid-sized gap is large enough that rate or down-payment tweaks usually cannot close it alone. Owner-occupied homes: 7,453.

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Renting is cheaper in Morgan County

A 2-bedroom rental here runs $1,160/mo, meaningfully below the $1,957/mo ownership stack on the default assumptions. That is a $797/mo difference.

Based on 20% down, 6.5% rate, 30-year mortgage. Adjust below.

What This Data Tells Us About Renting vs Owning in Morgan County

Primary driver

Renting wins by a mid-sized monthly gap

Morgan County lists a $338,600 median home with $1,751/yr property tax (0.52%). HUD's $1,160/mo 2-bedroom rent undercuts the ~$1,957/mo ownership stack by a mid-range margin of about $797/mo. Closing that gap usually takes more than a cosmetic rate tweak, price, tax load, or both.

Decision signal 2

Price and income sit in the middle band

Median household income is $73,278, for a 4.6x home-price-to-income ratio in the middle of the national distribution; property tax takes 2.4% of that income. Small changes in down payment or rate move this county across the rent-vs-own line more than they would in a high-ratio market.

Decision signal 3

The county sits near the state middle

Using the assumptions above, Morgan County ranks 36 of 64 Colorado counties for buy-vs-rent value (rank 1 = the best relative deal for buying). It sits ahead of 28 other Colorado counties on this measure.

Decision signal 4

HUD moved the rent benchmark down

HUD cut its 2-bedroom Fair Market Rent for Morgan County from $1,169/mo in FY2025 to $1,160/mo in FY2026: it decreased by $9/mo (-0.8%). A falling benchmark narrows the case for buying here, and it usually reflects HUD re-estimating the local market rather than existing rents being cut.

Methodology & disclaimer

This calculator is for informational purposes only and is not tax, legal, or financial advice. Property tax figures come from the U.S. Census Bureau ACS 5-Year Estimates and rent figures come from HUD Fair Market Rents; both describe area medians, not individual transactions. Insurance is estimated at 0.35% of home value annually and closing costs, maintenance, HOA, and PMI are not included. Consult a licensed mortgage, tax, or real-estate professional before making a buy-or-rent decision based on these numbers.

Monthly Cost Breakdown

Estimated Monthly Ownership
$1,957
Mortgage (P&I) $1,712
Property Tax $146
Insurance (est.) $99
Monthly Rent (2-BR FMR)
$1,160
Studio$878
1-Bedroom$884
2-Bedroom$1,160
3-Bedroom$1,606
4-Bedroom$1,824

Adjust Your Scenario

Affordability Context

Median Household Income
$73,278
$6,107/mo
Home Price / Income
4.6x
Moderate (3-5x)
Tax-to-Income Ratio
2.4%
National benchmark: 2-4%

Who actually pays it here

Most Morgan County households that own outright land between $800 and $1,499 a year, at the national middle, so the tax neither argues for renting nor against it and the decision turns on price and mobility instead.

Morgan County matches the national pattern: six-figure earners between $100,000 and $200,000 account for more of these write-offs than any other local group.

With ownership already mid-range more expensive than rent month-to-month, that annual bill reinforces why cash-flow renters stay put unless they are deliberately buying for tenure rather than monthly savings.

Bill bands are Census ACS counts of owner-occupied homes without a mortgage. Income brackets are IRS Statistics of Income county data for tax year 2022, counted over FILERS reporting real-estate taxes on Schedule A, which is a smaller group than homeowners: most filers take the standard deduction.

Nearby Counties

El Paso County
Home: $461,000 Tax: $1,874/yr
Jefferson County
Home: $637,600 Tax: $3,082/yr
Arapahoe County
Home: $561,200 Tax: $2,938/yr
Denver County
Home: $616,000 Tax: $2,751/yr
Adams County
Home: $484,200 Tax: $2,962/yr
Douglas County
Home: $713,600 Tax: $3,947/yr

Frequently Asked Questions

Is it cheaper to rent or buy in Morgan County, Colorado? ▼
Renting the HUD 2-bedroom is the clearer monthly path in Morgan County by roughly $797/mo under default loan assumptions. Closing a gap this size usually needs a meaningfully lower price or rate, not a cosmetic tweak.
What is the average rent in Morgan County? ▼
HUD prices a 2-bedroom unit at $1,160/mo here. Sizing up matters: going from a studio to a 4-bedroom adds about $946/mo, so the per-bedroom jump is worth checking against your actual space needs before assuming the 2-BR figure applies to your situation.
How much house can you afford in Morgan County? ▼
On the common 3x-income guideline, a $73,278 household here can afford up to $219,834 -- about $118,766 short of this county's $338,600 median home. That gap is typically closed with a larger down payment, dual incomes, or a longer search outside the median price band.
What is the median home price in Morgan County? ▼
$338,600, per the Census Bureau's ACS 5-Year Estimates. The property tax on that value works out to roughly 0.52% a year, in line with typical rates for the area.
How does Morgan County compare to other Colorado counties for renting vs buying? ▼
Out of 64 Colorado counties ranked here on buy-vs-rent value, Morgan County lands at spot 36, roughly in the middle of the pack statewide. The <a href="/states/colorado">Colorado state page</a> lists every peer county's tax bill beside this one.
Is rent going up or down in Morgan County? ▼
HUD's 2-bedroom Fair Market Rent figure has fallen 0.8% between the FY2025 and FY2026 publications, the two most recent years tracked here.

Read our methodology - how this data is sourced, computed, and verified.

Data sourced from the U.S. Census Bureau (American Community Survey). See our methodology for details. Retrieved and formatted by PlainPropertyTax

Source: U.S. Census Bureau, Government Finances State and local property tax revenue by jurisdiction · 2025

Verify with HUD →