The Town FilesGypsum, Colorado
Town in Eagle County · population 8,040 (2020 Census)
- Median home
- $633,000
- Household income
- $115,564
- Jan low / Jul high
- 15° / 89°
- Snow a year
- 39 in
- Tornadoes ≤10 mi since 1950
- 2
- Median age
- 33.7
Gypsum is a town of 8,040 people in Eagle County, Colorado. The median home is worth $633,000, above the typical Colorado town ($471,100). It ranks better for cycling than 92% of Colorado towns, more of a college town than 83% of Colorado towns, better for a vacation home than 73% of Colorado towns.
How Gypsum ranks
Percentile among Colorado towns with at least 500 people on The Town Files lifestyle rankings. 50 is typical for the state; 90 means better than 90% of Colorado towns.
Homes and cost of living
The median home in Gypsum is worth $633,000, above the typical Colorado town ($471,100). Homes cost about 5.5 times the median household income of $115,564, which is more affordable than 42% of Colorado towns. Median rent is $2,183 a month. 70.2% of households own their home.
| Housing | Gypsum | Typical Colorado town |
|---|---|---|
| Median home value | $633,000 | $471,100 |
| Median rent | $2,183 | $1,582 |
| Median household income | $115,564 | $86,246 |
| Home value ÷ income | 5.5× | 5.1× |
| Homeownership | 70.2% | 72.7% |
| Median year built | 2002 | 1982 |
| Seasonal / vacation homes | 1.9% | — |
Who lives in Gypsum
| People | Gypsum | Typical Colorado town |
|---|---|---|
| Median age | 33.7 | 40.1 |
| Age 65 and over | 10.1% | 16.9% |
| Under 18 | 31.9% | — |
| Bachelor's degree or higher | 32.6% | 37.8% |
| Below the poverty line | 9.6% | 8.8% |
| Veterans | 13.7% | — |
| Born outside the U.S. | 19.6% | — |
| Work from home | 8.5% | 15.3% |
| Average commute | 21.9 min | 24.2 min |
| Homes with broadband | 96.2% | 92.9% |
Weather in Gypsum
July highs average 89.2°F and January lows 14.8°F. About 20.0 inches of rain and melted snow fall a year, with 38.9 inches of snow (typical Colorado town: 47.4 in). Expect about 44 days a year at 90°F or hotter and 143 nights at or below freezing.
Tornadoes, storms and disasters
2 tornadoes have passed within 10 miles of Gypsum since 1950, compared with 11 for the typical Colorado town. The strongest, an F1, struck on April 6, 1974 about 8.0 miles from the town center. The most recent was on June 30, 2004.
Severe weather in Eagle County since 1996
Eagle County has been included in 9 federal disaster or emergency declarations since 1953, most often for fire, flood, drought.
| Declared | Incident | Declaration |
|---|---|---|
| August 19, 2020 | Fire | FM-5334: Grizzly Creek Fire |
| March 28, 2020 | Biological | DR-4498: Covid-19 Pandemic |
| March 13, 2020 | Biological | EM-3436: Covid-19 |
| July 4, 2018 | Fire | FM-5249: Lake Christine Fire |
| September 5, 2005 | Coastal Storm | EM-3224: Hurricane Katrina Evacuation |
Jobs and pay in Eagle County
Eagle County had 35,441 jobs in 2024, paying an average of $65,248 a year. Unemployment was 2.6% in 2023; in Gypsum itself the ACS puts it at 0.9%.
Public schools in Gypsum
4 public schools with 2,090 students, about 13.6 students per teacher.
| School | Grades | Students | Per teacher |
|---|---|---|---|
| Eagle Valley High School | 9-12 | 1,003 | 15.4 |
| Gypsum Elementary School | PK-5 | 382 | 12.7 |
| Gypsum Creek Middle School | 6-8 | 362 | 12.9 |
| Red Hill Elementary School | PK-5 | 343 | 11.1 |
Towns near Gypsum
- Eagle, CO7.4 mi · 7,511 people · home $695,100
- El Jebel, CO16.5 mi · 4,130 people · home $912,200
- Edwards, CO17.9 mi · 11,246 people · home $937,300
- Basalt, CO18.1 mi · 3,984 people · home $1,180,300
- Carbondale, CO20.8 mi · 6,434 people · home $900,600
- Glenwood Springs, CO21.2 mi · 9,963 people · home $619,000
- Avon, CO23.5 mi · 6,072 people · home $548,900
- Snowmass Village, CO27.9 mi · 3,096 people · home $1,729,900
Gypsum questions
Is Gypsum, Colorado a good place to retire?
On The Town Files lifestyle rankings, Gypsum scores better for retirees than 64% of Colorado towns and quieter than 37%. 10.1% of residents are 65 or older (median age 33.7).
How much does a house cost in Gypsum?
The median owner-occupied home in Gypsum is valued at $633,000 (Census ACS 2020–2024), against a median household income of $115,564, so homes cost about 5.5 times income. Median rent is $2,183 a month.
What is the weather like in Gypsum?
July highs average 89.2°F and January lows 14.8°F (NOAA 1991–2020 normals). It gets about 20.0 inches of precipitation a year and 38.9 inches of snow.
Does Gypsum get tornadoes?
2 tornadoes have passed within 10 miles of Gypsum since 1950 (NOAA Storm Events); the strongest was a F1 on April 6, 1974. The typical Colorado town has had 11.
- U.S. Census Bureau, American Community Survey 5-year estimates (2020–2024)
- U.S. Census Bureau, 2020 Census and 2025 Gazetteer (2020 / 2025)
- NOAA NCEI U.S. Climate Normals (1991–2020)
- NOAA NCEI Storm Events Database (1950–2026)
- FEMA OpenFEMA Disaster Declarations (this product uses the FEMA OpenFEMA API but is not endorsed by FEMA) (1953–2026)
- NCES Common Core of Data (2023–24)
- BLS Quarterly Census of Employment and Wages; USDA ERS county unemployment (BLS LAUS) (2000–2024)
- The Town Files lifestyle rankings, built from federal demographic, school, crime and housing data (2025)