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City · 102,257 residents · Douglas County, Colorado

Highlands Ranch , Colorado

In Highlands Ranch, a typical home is worth $712,700 and typical rent is $2,531 a month. Compared with all of Douglas County, typical rent is 15% higher and typical household income is 6% higher.

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  • Typical home value

    $712,700

    About the same as the county

    32% above Colorado

    • Highlands Ranch
    • Douglas
    • Colorado

  • Typical rent

    $2,531a month

    15% above the county

    44% above Colorado

    • Highlands Ranch
    • Douglas
    • Colorado

  • Typical household income

    $159,307a year

    6% above the county

    67% above Colorado

    • Highlands Ranch
    • Douglas
    • Colorado

  • Households that own their home

    78%

    1 points above the county

    12 points above Colorado

    • Highlands Ranch
    • Douglas
    • Colorado

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$689,007
1.5% less than 12 months ago
Typical rent
$2,559 a month
0.9% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Highlands Ranch is in Douglas County. The FHA loan limit ($862,500 for a one-unit home), the fair market rents and the help on this page are those of all of Douglas County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Highlands Ranch apart

What this place has that others do not, from public data, most unusual first.

  1. Highlands Ranch has the 6th highest typical rent of the 109 cities in Colorado with more than 5,000 people ($2,531).

  2. Nearby, in Littleton, the typical rent is $1,819: 28% less than in Highlands Ranch ($2,531).

  3. Nearby, in Meridian, the typical home value is $581,100: 18% less than in Highlands Ranch ($712,700).

  4. Highlands Ranch has the 11th highest typical household income of the 113 cities in Colorado with more than 5,000 people ($159,307).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Highlands Ranch

What homes there are in Highlands Ranch, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

In Highlands Ranch, 7 in 10 homes are single-family detached houses, about the same as in Douglas County.

Year built

The typical home in Highlands Ranch was built in 1997, 5 years before the typical one in Douglas County.

By size, homes in Highlands Ranch look like those in Douglas County: 77% have 3 bedrooms or more.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$2,823 a month

Douglas County: $2,893 a month

Without a mortgage

$810 a month

Douglas County: $864 a month

Owners with a mortgage

76%

Douglas County: 78%

The typical cost for an owner with a mortgage in Highlands Ranch is $2,823 a month, near the figure in Douglas County ($2,893).

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The typical home value in Highlands Ranch rose 52% since 2015–2019, about the same as in Douglas County (52%).

Rents in Highlands Ranch rose faster than in Douglas County: 32% since 2015–2019, against 27%.

The typical household income in Highlands Ranch rose 27%: less than home values (+52%) and rent (+32%).

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureHighlands RanchDouglas CountyColoradoUnited States
Rental vacancy 4.8%4.4%5.1%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.8%0.9%
More than one person per room Unreliable estimate1.4%2.4%3.4%
People per household 2.652.692.422.53
Drive alone 61%62%65%69%
Carpool 3%5%8%9%
Public transit 1%1%2%3%
Walk or bike 1%1%3%3%
Work from home 33%31%21%15%
Other means 1%1%1%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

In Highlands Ranch, the rental vacancy rate is 4.8%, about the same as in Douglas County.

Much as in Douglas County, a household in Highlands Ranch has 2.65 people on average.

The car rules in Highlands Ranch: 61% of workers drive to work alone, and the typical trip takes 20 to 29 minutes.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Highlands Ranch?

A typical home costs more than the typical income allows

We start with a typical home in Highlands Ranch, worth $712,700, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 43% of the typical household income in Highlands Ranch, which is $159,307 a year. For that payment to be 28% of income, a household would need to earn about $242,642 a year.

The calculator's FHA and conventional loan limits are those of all of Douglas County.

Your numbers

Local data
$

Starts at the typical home value in Highlands Ranch. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $24,945 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$5,662

at 7.18% · 30 years

Loan amount
$699,791
Total interest
$1,006,835
Paid off in
November 2056

Includes $12,036 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $3,717 a month

  • Tight

    $3,717 to $4,779 a month

  • Hard

    more than $4,779 a month

    Your payment · 43%

Compared with the typical household income in Highlands Ranch ($159,307 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$5,662
Principal & interest$4,741
Property tax$309
Home insurance$297
FHA mortgage insurance (MIP)$315

You need at least $24,945 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Highlands Ranch and Douglas County

Highlands Ranch is in Douglas County, Colorado. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Highlands Ranch's own numbers

Typical home value
$712,700
Typical monthly rent
$2,531
Typical yearly household income
$159,307
Households that own their home
78%
Effective property tax rate
0.52%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Douglas County

FHA limit, one-unit home
$862,500
Conventional limit, one unit
$862,500
HUD fair market rent, 2 bedrooms
$2,169
Price change over 5 years (FHFA)
+40%
Homes in a high flood-risk zone
0.1%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Douglas County.

Everything about Douglas County

Buying

Buying a home in Highlands Ranch

A typical home in Highlands Ranch is worth $712,700: about the same as the county and 32% above Colorado. With the typical household income in Highlands Ranch ($159,307 a year), a typical home costs 4.5 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Highlands Ranch 4.5 years
  • Douglas 4.8 years
  • Colorado 5.6 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Douglas County

According to FHFA’s house price index, home prices in Douglas County rose 88% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Douglas County.

Period County Colorado U.S.
Last year (2025) +1.7% +0.1% +2.9%
5 years (2020–2025) +40% +38% +47%
10 years (2015–2025) +88% +93% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Highlands Ranch next to Douglas County, Colorado and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Highlands Ranch $712,700
  • Douglas $713,600
  • Colorado $539,400
  • United States $332,700
Typical monthly rent
  • Highlands Ranch $2,531
  • Douglas $2,193
  • Colorado $1,761
  • United States $1,413
Typical yearly household income
  • Highlands Ranch $159,307
  • Douglas $149,594
  • Colorado $95,470
  • United States $80,734
See the full table
Highlands Ranch next to Douglas County and Colorado
Measure Highlands Ranch Douglas County Colorado U.S.
Typical home value $712,700 $713,600 $539,400 $332,700
Typical monthly rent $2,531 $2,193 $1,761 $1,413
Typical yearly household income $159,307 $149,594 $95,470 $80,734
Households that own their home 78% 77% 66% 65%
Typical yearly property tax $3,701 $3,947 $2,602 $3,119
Effective property tax rate 0.52% 0.55% 0.48% 0.94%
Renters with high rent for their income 50% 51% 53% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Douglas County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Highlands Ranch

For a typical $712,700 home in Highlands Ranch, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Highlands Ranch's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $5,662a month

    Least cash to close
    Down payment
    $24,945
    Cash to close
    $46,326
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $315

  • Conventional, 5% down $5,531a month

    Down payment
    $35,635
    Cash to close
    $57,016
    Rate
    7.18%
    Mortgage insurance
    PMI · $339

  • Conventional, 20% down, no PMI $4,468a month

    Down payment
    $142,540
    Cash to close
    $163,921
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $5,127a month

    Down payment
    $106,905
    Cash to close
    $128,286
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Highlands Ranch and for Douglas County.

Property tax

Effective rate in Highlands Ranch

0.52%of the home’s value each year

$3,701 a year for the typical owner in Highlands Ranch.

  • Highlands Ranch 0.52%
  • Douglas 0.55%
  • Colorado 0.48%

What Colorado publishes Senior homestead exemption (owners 65 and older) (Colorado General Assembly (Colorado Revised Statutes 2024, Title 39))

Exemptions and deadlines in Colorado

Flood risk in Douglas County

FEMA does not publish these numbers by city: they are for all of Douglas County.

Homes in the high-risk zone
0.1%
71
Of those, with NFIP insurance
20%
County Colorado U.S.
Homes in the high-risk zone 0.1% 1.1% 3.5%
Of those, with NFIP insurance 20% 24% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Highlands Ranch

Typical rent in Highlands Ranch is $2,531 a month: 15% above the county. In Highlands Ranch, 50% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Douglas County, by unit size. To pay the 2-bedroom one ($2,169 a month) without spending more than 30% of your income, you would need to earn $41.71 an hour working full time.

HUD fair market rent for all of Douglas County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,751 $33.67 $70,040
1 bedroom $1,831 $35.21 $73,240
2 bedrooms $2,169 $41.71 $86,760
3 bedrooms $2,846 $54.73 $113,840
4 bedrooms $3,183 $61.21 $127,320

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Highlands Ranch

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Highlands Ranch has 3 ZIP codes with their own.

For 2 bedrooms it runs from $2,640 in 80129 to $3,070 in 80130.

3 of the 3 are above the fair market rent for Douglas County ($2,169).

  • 80126 $2,800$3,670
  • 80129 $2,640$3,460
  • 80130 $3,070$4,030

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Highlands Ranch when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Highlands Ranch

HUD lists one building with rents for lower incomes in Highlands Ranch.

  • Traditions Denver Apts 3290 E County Line Rd, Highlands Ranch 80126 96 low-income homes · 1 bd: 36 · 2 bd: 40 · 3 bd: 20 · In service since 2014 · For families

See all 14 buildings in Douglas County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Highlands Ranch

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There is 1 HUD-approved agency with an office in Douglas County; 1 says it serves in Spanish.

A grandmother smiles, seated at home.

HUD counseling is free or low-cost

Assistance programs in Highlands Ranch

No down payment, repair or rent-help program on our list is for Highlands Ranch or Douglas County. The ones below are statewide in Colorado: they work in Highlands Ranch the same as in the rest of the state.

Which programs do I qualify for? All programs in Colorado

  • CHFA Down Payment Assistance

    Statewide in Colorado

    Colorado state agency help with the down payment or closing costs: a grant of up to 3% of the mortgage or a deferred second mortgage of up to 4%, both capped at $25,000. Offered by Colorado Housing and Finance Authority (CHFA).

    GrantDeferred

    See the program Official page

  • CHFA FirstGeneration

    Statewide in Colorado

    Open, per the source

    $25,000 from the Colorado state agency for the down payment of first-generation buyers (neither you nor your parents have owned a home); repaid when you sell, refinance or pay off the mortgage. Offered by Colorado Housing and Finance Authority (CHFA).

    Deferred

    See the program Official page

Housing counselors near Highlands Ranch

The HUD-approved agencies closest to the center of Highlands Ranch, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Douglas County Housing Partnership

    9350 Heritage Hills Circle, Lone Tree · 5 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and credit workshops
    • and 2 more
    (303) 784-7859

  • Colorado Housing Assistance Corporation

    670 Santa Fe Dr, Denver · 13 miles away

    • Mortgage delinquency and default
    • Pre-purchase counseling
    • and 1 more
    (303) 572-9445

  • Southwest Improvement Council

    5045 W 1st Ave, Denver · 13 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (303) 934-0923

Every agency in Douglas County All counseling agencies in Colorado

Help in Spanish near Highlands Ranch

1 of the 3 agencies on this list says it serves in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Highlands Ranch

HUD lists no housing authority with an office in Douglas County. One in a neighboring county or the state’s may serve the area.

All housing agencies in Colorado Source: HUD

Cities

Other cities in Douglas County

These cities are also in Douglas County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Douglas County Housing in Colorado

Nearby cities

The cities closest to Highlands Ranch, with the typical home value.

Neighboring counties

If Douglas County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Highlands Ranch.

All guides
A couple spread mulch under the avocado trees of their family orchard, he on the tractor and she with a shovel.

Questions

Housing questions about Highlands Ranch

Short answers with the numbers for Highlands Ranch and all of Douglas County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Highlands Ranch?

The typical home value in Highlands Ranch is $712,700, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Douglas County it is $713,600.

How much does it cost to rent in Highlands Ranch?

Typical rent in Highlands Ranch is $2,531 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Douglas County is $2,169.

What is the FHA loan limit in Highlands Ranch?

Highlands Ranch uses the FHA limit for all of Douglas County (2026): $862,500 for a one-unit home and $1,658,700 for a four-unit home.

How much property tax do owners pay in Highlands Ranch?

The typical homeowner in Highlands Ranch pays $3,701 a year, according to the U.S. Census Bureau. That is 0.52% of the home’s value; in Douglas County, the rate is 0.55%.

Where can I find free help to buy or rent in Highlands Ranch?

There is 1 HUD-approved counseling agency with an office in Douglas County. 1 says it serves in Spanish. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).