Cost of Living in Watkins
Unincorporated plains community between DIA and the eastern prairie, the most rural metro address
What it costs to live in Watkins
Adjust the sliders for your situation. Ranges reflect uncertainty in HOA and metro district fees, narrower is more confident.
Based on your inputs below
Assumes 20% down, 30-year fixed at 6.5% (as of 2026-04-22).
Housing$2,696 – $2,996 | |
|---|---|
| Mortgage (6.5%, 20% down) | $2,275 |
| Property tax | $304 |
| HOA | $0 – $100 |
| Insurance | $117 |
| Metro district fees | not yet verified |
Transportation$622 | |
|---|---|
| Car payments (your input) | $500 |
| Gas (~44 min to downtown) | $122 |
Utilities$350 | |
|---|---|
| Electric & gas (CORE Electric Cooperative (formerly IREA) or Public Service Co. of Colorado (Xcel), varies by location) | $205 |
| Water (Private wells (no municipal water, unincorporated area)) | $75 |
| Internet | $70 |
Groceries$650 | |
|---|---|
| Monthly estimate | $650 |
Housing figures updated April 2026. Confidence: low.
car-dependent, almost all errands require a car
Housing Market
- Median Home Price
- $400K–$500K
- Data Year
- 2026
Tax Rates
- Property Tax Rate
- ~0.49–0.81% effective (unincorporated Adams/Arapahoe County, varies by parcel)
- Sales Tax Rate
- 4.75% (state 2.9% + Adams County 0.75% + special district 1.1%; no city tax, unincorporated)
- State Income Tax Impact
- Colorado flat 4.4%
- Cost of Living vs National
- Land prices below suburban metro; well/septic maintenance adds ongoing cost. No city services.
Monthly Costs
- Water Provider
- Private wells (no municipal water, unincorporated area)
- Electric & Gas
- CORE Electric Cooperative (formerly IREA) or Public Service Co. of Colorado (Xcel), varies by location
- Internet Providers
- Eastern Slope Rural Telephone Association (fiber, limited coverage), Verizon 5G (30% coverage, up to 50 Mbps), Satellite (HughesNet, Starlink, 100% coverage)
- Trash & Recycling
- Private hauler or self-haul to transfer station
- Snow Removal
- County maintains major roads only; private driveways are owner responsibility
Income & Cost Context
- Cost of Living Index
- 109–124 (varies by source; housing with acreage and rural goods/services premiums)
- Avg Childcare Cost
- ~$918/mo (area average per CareLuLu)
Common QuestionsFAQ, Watkins
What is the median home price in Watkins?
The approximate home price range in Watkins is $400K–$500K as of 2026, though inventory is very low given the rural, unincorporated nature of the area. These are acreage properties in an area with roughly 1,300 residents. The cost of living index ranges from 109–124 depending on the source, reflecting both acreage housing costs and rural premiums on goods and services.
What is the cost of living in Watkins?
Watkins’ cost of living index ranges from 109–124 depending on the source. Land prices run below the suburban metro average, but well and septic maintenance add ongoing costs. The combined sales tax rate is 4.75% (state 2.9% + Adams County 0.75% + special district 1.1%) with no city tax since Watkins is unincorporated. The effective property tax rate is ~0.49–0.81%. There are no city services. Trash is private hauler or self-haul.
Estimates for informational purposes only, not financial advice. Actual costs vary by specific property, subdivision, and household.