In court-decided eviction outcomes for Fraser, CO, tenants prevail in roughly 37.8% of contested cases. A higher number means landlords face stronger tenant defenses, longer calendars, and more required documentation, and landlord-friendliness drops as this rises.
Timeline
96d
filing → judgment
From the moment an unlawful-detainer notice is filed in Fraser, CO until a money judgment is entered, a contested eviction takes about 96 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$4.6–12.8k
legal + lost rent
A typical eviction in Fraser, CO costs landlords $4,612 to $12,842 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$1,660
25% stretched on rent
Average gross rent in Fraser, CO is $1,660 per month per the U.S. Census American Community Survey (5-year 2023). 25% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
41.0%
of households
41.0% of occupied housing units in Fraser, CO are renter-occupied (vs owner-occupied). A higher renter share usually correlates with more eviction filings, more turnover, and a more active rental market.
Poverty
15.0%
9.9% unemp.
15.0% of Fraser, CO residents live below the federal poverty line, and unemployment runs at 9.9%. Both feed into the economic-stress sub-score in our Eviction Risk Score model because rent payment problems track poverty + joblessness more reliably than any other single signal.
Time machine
Scrub 50 years
197619861996200620162026
2026
● LIVE · today◀ REPLAY · historical
Nine-axis profile
9-axis profile · today
Shape of the risk surface
1 landlord · 10 tenant
Sub-scores · with sparkline
Where the score comes from
1 → 10 scale
Local political climate
Dem margin +16.6% (2024)
6.1
Regional political climate
County-weighted neighbor mix
6.1
State political climate
Colorado legislature & governorship
4.7
Economic stress
15.0% poverty · 9.9% unemp.
7.8
Supply constraint
$1,660 average · 41.0% renters
8.7
Rent Control risk
25.2% of income on rent
6.9
Eviction process difficulty
96 days filing → judgment
4.3
Tenant organizing strength
41.0% renters
8.7
Housing court bias
County bench composition
6.8
Geographic context
Risk heat across Fraser and the region
Click any city to see its score
How Fraser compares
Risk score vs. peers, county, state, and the U.S.
Rank in Clear Creek County
High
#2of 9 cities
#2 of 9 cities in Clear Creek County for landlord eviction risk.
Rank in Colorado
Very High
#34of 479 cities
#34 of 479 cities in Colorado for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
4.8
/ 10 · MODERATE
The verdict
A Moderate-tier market.
Composite 4.8/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a sharp climb.
50-yr trend+3.0 over 50 yr
197620012026
Steepening since 2010 · COVID inflection visible
96d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $1,660/mo. A contested eviction takes 96 days and costs $4,612–$12,842 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
41.0%
Renters
The renters
Who you'll be renting to.
Out of 1,405 residents, 41.0% rent. 25% are spending 30%+ income on rent, 15.0% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
6.1
Local + regional
The politics
Mid-range climate. Not a coastal market.
Local & regional political climate score 6.1 and 6.1 (Dem margin +16.6% (2024)). State climate at 4.7, a mid-range statehouse.
50-yr trendTracks county vote margin
197620012026
Built on 50-yr presidential margins back to 1976.
4.7
State politics
The process
Moderate calendar, moderate friction.
State political climate 4.7/10 sets the legislative ceiling for landlord remedies, and it shows up in the process. Eviction process difficulty reads 4.3, housing court bias 6.8, rent-control risk 6.9. Standard process speed for the state.
50-yr trendProcess difficulty +-0.7 since '00
197620012026
Court-clerk data lands in the next release.
7.8
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 7.8. Supply constraint: 8.7. The numbers behind those: 15.0% poverty, 9.9% unemployment, 25% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Fraser sits in the slow & expensive quadrant
Bubble size = population · color = risk score
Fraser · 96d · ~$8.7k all-in ($91/day) · score 4.8National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in Fraser, Colorado, presents a manageable operating environment for documented landlords. The Eviction Risk Score is 4.8/10 (MODERATE tier), drawn from the nine sub-axes shown above, covering rent-control exposure, eviction-process difficulty, housing-court bias, tenant-organizing strength, supply constraint, economic stress, and local, regional, and state political climate. This is not a quick-fix market: it's a Mid-tier market where lease drafting, screening discipline, and well-documented notices materially change outcomes.
Fraser is a city of 1,405 residents where 41.0% of occupied units are renter-occupied, and the typical renter spends 25.2% of income on rent. At an average rent of $1,660/month, the typical renter household here spends more than the federal 30% threshold on housing, a leading indicator of payment volatility and a precondition for the kinds of tenant defenses that show up most often in housing court.
01Process
How Fraser eviction process actually works
Eviction process difficulty here reads 4.3/10, a number that combines statutory complexity (notice categories, just-cause rules, mandatory pre-filing disclosures) with operational realities (court calendar length and clerk responsiveness). The typical contested filing in Fraser closes 96 days after the initial notice. For non-payment of rent the first step is a properly-formatted, properly-served pay-or-quit notice; for material lease breaches it's a cure-or-quit; for tenancies under just-cause protection an at-fault grounds notice (or a no-fault notice with statutory relocation assistance) is required.
The slow part of Fraser's timeline is usually the calendar, not the motion practice. Housing court bias scores 6.8/10 here, meaning judges read borderline procedural defects in the tenant's favor more often than the national norm. The practical implication: every notice and every proof of service needs to be airtight before it gets filed.
02Cost
What it costs (and how long it takes)
An all-in eviction in Fraser runs $4,612 to $12,842 per case once you account for filing fees, attorney time, lost rent during pendency, sheriff lockout, and unit turnover. That range is wide because the upper bound assumes a tenant answer plus motion practice, common when housing court bias is high. The lower bound assumes a default judgment after proper service.
For landlords running the numbers on holding costs vs. cash-for-keys: if your projected timeline times your monthly rent already exceeds the high-end cost number, cash-for-keys at 1–2 months' rent is typically the economically rational choice. With 96 days of typical timeline and $1,660/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 8.7/10 in Fraser, and the city carries meaningful rent control exposure (6.9/10). Operations practice that survives audit in this environment looks like:
Screening discipline. Document income (verified at 2.5 to 3x rent), credit (with a clear minimum), and prior-tenancy reference checks, but do not screen on protected categories or source-of-income where banned. Keep a written, consistent screening criteria document for every applicant.
Lease specificity. Use a state-specific lease that names every term clearly: rent due date, late fees within statutory caps, deposit handling, smoke and CO disclosure, lead paint disclosure (pre-1978 stock), and a clean attorney's-fees clause.
Security deposit handling. Itemize deductions within the statutory window. Photograph move-in/move-out condition. In Colorado, deposit cap and refund window are statute, so exceed them at your own risk.
Mid-tenancy documentation. Keep date-stamped records of every rent receipt, every habitability request, every notice served. The day you need them in court is too late to start.
04Strategy
What an everyday landlord should actually do here
If you own one to four units in Fraser: hire a property manager who knows the local court. The pricing differential between self-managing and hiring out is small relative to the cost of one botched eviction in a MODERATE tier market. If you own five or more: build relationships with a local landlord-side attorney before you need one, since retainer fees are negligible compared to emergency-rate billing when an eviction is already moving.
The avoidable mistakes here are all upstream of the filing: weak screening, an informal lease, sloppy rent receipts, and notice templates pulled off the internet that don't match Colorado's statutory language. Fix those four, and most cases settle or default. Skip them, and a $12,842 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Fraser
Trap · PRACTICAL TRAP
Compare Fraser to neighboring cities in Clear Creek County via the grid below. The 6.2/10 score is computed from nine sub-factors plus a state-law multiplier under CRS 13-40 + HB23-1115. Clear Creek County 2020 presidential margin: D+13.0. Cross-reference the state overview link in the guides section for Colorado statutory detail.
05FAQ
Frequently asked questions
Q1
What is the fastest way to get a tenant out in Fraser if they stop paying rent?
The absolute fastest way, if the tenant is willing, is a "cash for keys" agreement. Offer a financial incentive for them to move out quickly and voluntarily. Otherwise, you must follow the 10-day pay-or-quit notice, followed by filing an unlawful detainer, which is a court process. There are no shortcuts through the legal system.
Q2
Can I evict a tenant in Fraser without a reason?
Yes, Colorado does not have a statewide "just cause" eviction requirement, meaning you can terminate a month-to-month tenancy without a specific fault from the tenant. However, you must provide a lengthy 91-day no-cause termination notice. For a fixed-term lease, you generally need a lease violation to evict unless the lease term has ended.
Q3
How much will a Fraser eviction really cost me?
Expect to pay between $4,612 and $12,842. This includes court filing fees (a few hundred), attorney fees ($2,000-$5,000+), potential sheriff lockout fees (a few hundred), and most significantly, lost rent during the 96-day typical timeline (easily $5,000+ for a $1,660/month unit). Budget for the higher end to be safe.
Q4
What if my tenant claims discrimination in Fraser?
Colorado has statewide source-of-income protection. If you refuse to rent to someone because they use a Section 8 voucher or other legal income source, they can claim discrimination. Ensure your screening criteria are objective and applied equally to all applicants to avoid such claims. Consult an attorney if you receive such an allegation.
Q5
Can I keep the security deposit if a tenant breaks the lease early in Fraser?
You can deduct for actual damages, unpaid rent, and cleaning beyond normal wear and tear. However, you must return the remainder or provide an itemized statement within 30 days of the tenant vacating. Don't just keep the entire deposit for breaking the lease without proper accounting; that can lead to triple damages.
Q6
Is rent control a risk for landlords in Fraser?
Fraser has an elevated rent control risk score of 6.9/10, though there are no statewide rent control laws in Colorado currently. This score indicates a higher potential for such regulations to be introduced in the future, either at the state or local level, given the economic stress and supply constraint in the region. Stay informed on Colorado rent control rules.
A 4.8/10 places Fraser in the 95th percentile of Colorado cities on the Eviction Risk Score index. The score is the average of the nine sub-axes, all calibrated on a national 1 to 10 scale where 1 is most landlord-friendly and 10 is most tenant-protective. The 50-year reconstruction shows this score has risen sharply since 1976, a structural drift driven by court-calendar growth, rent-control adoption, and the rise of tenant-side legal aid. The trajectory matters more than the snapshot: the score is the climate, not the weather.
Cities with similar eviction risk to Fraser (4.8/10)
Same risk band nationally · click any city for its full breakdown.
