1st Advantage MortgageThe median Douglas County household earns $149,594, and 4% of residents live below the poverty line. For a Douglas County borrower, the useful steps are the same anywhere: price the need, gather three written offers, and check the Colorado license.
On this page
- A quick profile of Douglas County
- What Douglas County households earn
- Renting and owning in Douglas County
- Where Douglas County works
- Douglas County against other Colorado counties
- How Douglas County compares with nearby counties
- Douglas County towns compared
- Before borrowing in Douglas County
- Douglas County households compared
- What a median Douglas County budget can carry
- Four steps for Douglas County borrowers
- Lender oversight for Douglas County
- Related local guides
- Frequently asked questions
A quick profile of Douglas County
Roughly 377,150 residents live in Douglas County, Colorado, 6th by population among the state's 64 counties and county equivalents. Douglas County spans 841 square miles; with 377,150 people, that is 448.5 per square mile. The federal metro definitions (OMB, July 2023) place it in the Denver-Aurora-Centennial, CO metropolitan area. Highlands Ranch is the biggest of its 22 Census places, at roughly 102,257 people (27% of the county total).
What Douglas County households earn
Douglas County households have a median income of $149,594 (ACS 2020 to 2024), which ranks 1st of 64 in Colorado.
| Households earning | Douglas County | +/- vs Colorado |
|---|---|---|
| Under $35,000 | 7.5% | -8.9 pts |
| $35,000 to $99,999 | 22.8% | -13.0 pts |
| $100,000 to $199,999 | 36.5% | +5.6 pts |
| $200,000 or more | 33.2% | +16.3 pts |
Six-figure households (70%) outnumber those under $35,000 (7%) in Douglas County. Douglas County counts about 14,200 residents below the poverty line, 3.8% of the population. Gini index for Douglas County: 0.406. Income from any regular source can count, including Social Security, pensions and disability benefits, as long as you can document it.
Renting and owning in Douglas County
$2,193 a month is the median gross rent in Douglas County, 25% above the state. About 5 in 10 Douglas County renters pay 30% or more of income for rent. Douglas County homes are worth $713,600 at the median, a 4.8-to-1 ratio to income. In Douglas County, 77% of occupied homes are owned by the people living in them. Half the housing stock was built before 2002.
| Cost | Douglas County | Colorado figure | Higher or lower |
|---|---|---|---|
| Median gross rent | $2,193/mo | $1,761/mo | 25% higher |
| Median home value | $713,600 | $539,400 | 32% higher |
| Owners | 77% | 66% | +11.2 pts |
| Rent-burdened renters | 51% | 53% | -1.6 pts |
| Burdened owners | 24% | 30% | -5.6 pts |
With 77% of Douglas County homes owner-occupied, equity is a real alternative for many readers; just remember a missed HELOC payment puts the home at risk. 51% of Douglas County renters are already past the 30% line; one more payment should leave room for a late paycheck.
Where Douglas County works
Education and health care (20%), professional and administrative services (18%) and finance, insurance and real estate (12%) lead Douglas County's job mix. Finance, insurance and real estate stands out: 12% of workers here, versus 7% statewide. Averaged over the five survey years, 3.6% of the labor force was out of work and looking. About 62% drive to work alone and 18% have trips of 45 minutes or more.
| Sector | Douglas County | Compared with Colorado |
|---|---|---|
| Education and health care | 20.0% | -1.8 pts |
| Professional and administrative services | 18.4% | +2.8 pts |
| Finance, insurance and real estate | 11.6% | +4.4 pts |
| Retail trade | 9.6% | -0.6 pts |
| Manufacturing | 7.4% | +0.4 pts |
| Arts, lodging and food service | 7.0% | -2.0 pts |
Self-employed in Douglas County? Two years of tax returns usually stand in for pay stubs.
Douglas County against other Colorado counties
- Few Colorado counties match Douglas County on median gross rent: $2,193/mo here, $1,761/mo for the state, ranking the highest of 64. Rent this high leaves less room in a debt-to-income test.
- Douglas County ranks the lowest of 64 Colorado counties for the housing vacancy rate: 3%, against 8% statewide. Few vacant units can mean a tight housing market.
- The share of households earning $100,000 or more: 70% in Douglas County, the highest of 64 in Colorado. Big incomes invite big loans; borrow only what you need.
- Douglas County ranks the lowest of 64 Colorado counties for the share of mobile homes: 0.3%, against 3.5% statewide. Few mobile homes means most owners have traditional equity options.
How Douglas County compares with nearby counties
Distances run center to center, from Jefferson County at 24 miles out to Elbert County at 43. Douglas County's $149,594 median trails 0 of the six and beats 6; the range runs $85,361 (Teller County) to $132,685 (Elbert County).
| Nearby county | Center to center | Household income | Gross rent | Owner-occupied |
|---|---|---|---|---|
| Douglas County | - | $149,594 | $2,193/mo | 77% |
| Jefferson County, CO | 24 mi | $110,656 | $1,861/mo | 71% |
| Denver County, CO | 30 mi | $94,718 | $1,831/mo | 49% |
| Teller County, CO | 34 mi | $85,361 | $1,880/mo | 81% |
| Arapahoe County, CO | 39 mi | $101,087 | $1,891/mo | 65% |
| El Paso County, CO | 41 mi | $90,363 | $1,696/mo | 66% |
| Elbert County, CO | 43 mi | $132,685 | $1,311/mo | 95% |
Douglas County towns compared
22 Census places fall mainly inside Douglas County; the 14 biggest are below. They account for 330,289 residents, leaving about 12% of the county in unincorporated, unnamed areas. Castle Pines Village ($250,001) and Meridian ($89,877) mark the top and bottom of Douglas County's income range among larger places. Median rent ranges from $1,726 in Sierra Ridge to $3,501 in Sterling Ranch. Names with links open a city guide. The other 20 places are covered here.
| Community | Type | Residents | Household income (median) | Rent (median) | Distance |
|---|---|---|---|---|---|
| Highlands Ranch | CDP | 102,257 | $159,307 | $2,531 | 15 mi |
| Castle Rock | town | 79,123 | $145,197 | $2,000 | 5 mi |
| Parker | town | 61,783 | $133,369 | $2,096 | 15 mi |
| Lone Tree | city | 14,147 | $123,741 | $2,139 | 14 mi |
| Castle Pines | city | 13,388 | $191,229 | $2,211 | 10 mi |
| The Pinery | CDP | 11,871 | $194,446 | $2,910 | 13 mi |
| Roxborough Park | CDP | 9,085 | $173,083 | $3,244 | 12 mi |
| Stonegate | CDP | 8,906 | $159,086 | $2,170 | 16 mi |
| Meridian | CDP | 5,634 | $89,877 | $1,992 | 16 mi |
| Castle Pines Village | CDP | 4,436 | $250,001 | n/a | 8 mi |
| Sterling Ranch | CDP | 4,213 | $206,719 | $3,501 | 13 mi |
| Sierra Ridge | CDP | 3,663 | $158,183 | $1,726 | 15 mi |
| Stepping Stone | CDP | 3,137 | $223,839 | n/a | 14 mi |
| Meridian Village | CDP | 2,699 | $190,833 | $3,071 | 15 mi |
CDP: census-designated place, an unincorporated community mapped for statistics.
Before borrowing in Douglas County
Where the Douglas County numbers stand out, and why it matters for a loan:
- Keeping the car running. At 18% with long commutes, repairs are a frequent Douglas County emergency; first decide if the car is worth fixing.
- Consolidation math. With 70% at six figures, card consolidation is common; it pays only if total cost falls (guide).
- Tight rental budgets. With 51% of Douglas County renters cost-burdened, test a new payment against a lean month.
Douglas County households compared
College graduates make up 62% of the adult population. Health coverage gaps: 3.9% of Douglas County residents are uninsured.
| Measure | Douglas County | Gap to Colorado | Gap to typical U.S. county |
|---|---|---|---|
| Bachelor's or higher | 62.0% | +16.3 pts | +39.9 pts |
| Work from home | 30.5% | +9.5 pts | +21.8 pts |
| Poverty rate | 3.8% | -5.7 pts | -9.4 pts |
| No high school diploma | 2.1% | -5.0 pts | n/a |
| No health insurance | 3.9% | -3.9 pts | -4.0 pts |
| No vehicle | 2.4% | -2.7 pts | -3.0 pts |
| Median age | 39.6 | +1.9 yrs | -1.9 yrs |
| Unemployment (ACS) | 3.6% | -1.0 pts | -0.8 pts |
| Travel time to work | Workers |
|---|---|
| Under 15 min | 23.3% |
| 15 to 29 min | 35.7% |
| 30 to 44 min | 23.0% |
| 45 to 59 min | 11.3% |
| 60+ min | 6.8% |
What a median Douglas County budget can carry
DTI math using Douglas County medians ($149,594 income, $2,193 rent):
- Median income divided by twelve: $12,466 before taxes
- Housing at the median rent of $2,193 uses 18%
- $2,793: what a 40% ratio leaves once rent is paid
Lenders set their own limits and look beyond the ratio. The DTI calculator uses your figures instead of Douglas County's.
Four steps for Douglas County borrowers
Steps that save money for Douglas County residents:
- Write down what the expense costs; a smaller loan costs less.
- Line up offers side by side: APR, fees in dollars, total cost.
- Verify the Colorado license before giving out your Social Security number.
- Read the final agreement; it must match the offer.
Lender oversight for Douglas County
Douglas County borrowers fall under statewide rules, enforced by the Colorado Division of Banking. Consumer lending in Colorado is also overseen by the Colorado Attorney General's office, which administers the state's Uniform Consumer Credit Code. Nationally, Douglas County residents can file with the CFPB. The Colorado guide covers state rules in more detail.
Related local guides
Guides that cover parts of Douglas County:
Frequently asked questions
Is Douglas County a high-income county?
Its $149,594 median ranks 1st of 64 Colorado counties and compares with $65,681 for the median U.S. county.
Can a Douglas County renter afford a loan payment?
At the $2,193 median rent and $12,466 median monthly income, rent alone uses 18%; add other debts before a new payment.
I own my home in Douglas County. Personal loan or HELOC?
A HELOC uses the house as collateral; a personal loan usually does not. With 77% of homes owner-occupied here, many readers can compare both in writing.
What are the biggest places in Douglas County?
By population: Highlands Ranch, Castle Rock, Parker, Lone Tree, Castle Pines. The county has 22 Census places in all.
Does living in Douglas County change what I qualify for?
Not in our fit check, which uses only the amount, credit range, income and payments you enter, the same for a Douglas County resident as anyone. Lenders decide under fair-lending law.