Estimated values: The U.S. Census suppresses field-level data for small places. Estimated from county average, pop-weighted from real underlying ACS data.
Tenant beats landlord
38.7%
/ 100 outcomes
In court-decided eviction outcomes for Chacra, CO, tenants prevail in roughly 38.7% 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
99d
filing → judgment
From the moment an unlawful-detainer notice is filed in Chacra, CO until a money judgment is entered, a contested eviction takes about 99 days on average. Longer timelines mean more lost rent and higher carry costs for landlords.
Cost range
$4.5–11.3k
legal + lost rent
A typical eviction in Chacra, CO costs landlords $4,526 to $11,343 all-in, covering court filing fees, process-server costs, attorney time, and lost rent during the calendar between filing and possession.
Average rent
$1,343
28% stretched on rent
Average gross rent in Chacra, CO is $1,343 per month per the U.S. Census American Community Survey (5-year 2023). 28% of renter households here spend more than 30% of pre-tax income on rent, the federal cost-burden threshold.
Renters
21.3%
of households
21.3% of occupied housing units in Chacra, 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
18.3%
3.9% unemp.
18.3% of Chacra, CO residents live below the federal poverty line, and unemployment runs at 3.9%. 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 +2.1% (2024)
5.6
Regional political climate
County-weighted neighbor mix
5.6
State political climate
Colorado legislature & governorship
4.7
Economic stress
18.3% poverty · 3.9% unemp.
4.3
Supply constraint
$1,343 average · 21.3% renters
4.2
Rent Control risk
27.8% of income on rent
3.1
Eviction process difficulty
99 days filing → judgment
4.9
Tenant organizing strength
21.3% renters
4.2
Housing court bias
County bench composition
3.2
Geographic context
Risk heat across Chacra and the region
Click any city to see its score
How Chacra compares
Risk score vs. peers, county, state, and the U.S.
Rank in Garfield County
Low
#8of 11 cities
#8 of 11 cities in Garfield County for landlord eviction risk.
Rank in Colorado
Moderate
#272of 479 cities
#272 of 479 cities in Colorado for landlord eviction risk.
vs. county · state · U.S.
Score story
Six-stop tour of the risk profile
4.2
/ 10 · MODERATE
The verdict
A Moderate-tier market.
Composite 4.2/10. Mid-range market; standard documentation usually wins. The 50-year curve shows a sharp climb.
50-yr trend+2.4 over 50 yr
197620012026
Steepening since 2010 · COVID inflection visible
99d
Typical timeline
The money
What renting (and evicting) looks like.
Rent published at $1,343/mo. A contested eviction takes 99 days and costs $4,526–$11,343 per case.
50-yr trendCalendar drag rising since '15
197620012026
Court-clerk data lands in the next release.
21.3%
Renters
The renters
Who you'll be renting to.
Out of 457 residents, 21.3% rent. 28% are spending 30%+ income on rent, 18.3% below the poverty line.
50-yr trendRenter share rising
197620012026
ACS 1970-present · once the migration overlay is in.
5.6
Local + regional
The politics
Mid-range climate. Not a coastal market.
Local & regional political climate score 5.6 and 5.6 (Dem margin +2.1% (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 4.9, housing court bias 3.2, rent-control risk 3.1. Standard process speed for the state.
50-yr trendProcess difficulty +-0.1 since '00
197620012026
Court-clerk data lands in the next release.
4.3
Economic stress
The stress
Economic pressure is the background risk.
Economic stress: 4.3. Supply constraint: 4.2. The numbers behind those: 18.3% poverty, 3.9% unemployment, 28% of income on rent.
50-yr trendTwo visible dips · '08 + COVID
197620012026
Mirrors BLS unemployment series.
US eviction landscape · timeline × all-in cost
Chacra sits in the slow & expensive quadrant
Bubble size = population · color = risk score
Chacra · 99d · ~$7.9k all-in ($80/day) · score 4.2National average: 58d · $4.6k all-inHover any bubble for stats · click to openColor: 0–4 4–7 7–10
Landlording in Chacra, Colorado, presents a manageable operating environment for documented landlords. The Eviction Risk Score is 4.2/10 (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.
Chacra is a city of 457 residents where 21.3% of occupied units are renter-occupied, and the typical renter spends 27.8% of income on rent. At an average rent of $1,343/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 Chacra eviction process actually works
Eviction process difficulty here reads 4.9/10, 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 Chacra closes 99 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 Chacra's timeline is usually the calendar, not the motion practice. Housing court bias scores 3.2/10 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 Chacra runs $4,526 to $11,343 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 99 days of typical timeline and $1,343/month in lost rent, that crossover happens fast here.
03Operations
Security deposits, screening, and lease terms
Tenant organizing strength scores 4.2/10 in Chacra, and the city has limited rent control exposure (3.1/10). 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 Chacra: 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 $11,343 all-in fight is the realistic worst case.
04bPractical traps
Local traps to avoid in Chacra
Trap · D+2.3
Chacra reflects the demographic and political composition of Garfield County, with eviction procedure governed at the state level. Garfield County 2020 margin: D+2.3.
05FAQ
Frequently asked questions
Q1
What if my Chacra tenant uses a housing voucher? Can I still evict them?
Yes, you can. Source-of-income protection in Colorado means you cannot deny an applicant solely because they use a housing voucher. However, once they are a tenant, they are subject to the same lease terms as any other tenant. If they violate the lease, for example, by not paying their portion of the rent or damaging the property, you can proceed with an eviction just as you would for any other tenant. The process remains the same.
Q2
How long does it take to get a court date for an eviction in Garfield County?
After you file the FED action, it typically takes a few weeks to get your initial court hearing. The exact timeframe can vary based on the court's schedule and caseload. This is just the first step; the entire process, including any potential appeals or delays, is why the typical timeline stretches to 99 days.
Q3
Can I charge late fees in Chacra?
Yes, you can charge late fees in Colorado, but they must be reasonable and clearly outlined in your lease agreement. There isn't a statewide cap on late fees, but courts generally scrutinize excessive fees. A common practice is to charge a flat fee or a small percentage of the rent after a grace period (e.g., 5-7 days). Make sure your lease specifies the exact amount and when it applies.
Q4
What if the tenant leaves personal property behind after an eviction?
Colorado law (C.R.S. § 38-12-501) requires you to store a tenant's abandoned personal property for a reasonable amount of time, typically 30 days, and provide notice to the tenant. If they don't claim it, you can dispose of it or sell it. You can charge the tenant for storage and removal costs. Always follow the specific statute to avoid liability.
Q5
Is rent control a risk in Chacra?
Currently, there is no statewide rent control in Colorado, meaning Chacra does not have rent control. Our data shows a rent-control-risk sub-score of 3.1/10 for Chacra, indicating a low risk of new rent control measures being enacted in the near future. However, laws can change, so it's always wise to stay informed on Colorado rent control rules.
Q6
What are common landlord mistakes in Chacra?
The most common mistakes are failing to serve proper notice, attempting "self-help" evictions (like changing locks or shutting off utilities), and mishandling security deposits. These actions are illegal and can lead to significant penalties, including owing the tenant damages. Stick to the legal process, even if it feels slow. Also, be aware of Colorado tenant protections to avoid unintended violations.
A 4.2/10 places Chacra in the 44th 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 Chacra (4.2/10)
Same risk band nationally · click any city for its full breakdown.
