Moving From Texas to Durango, Colorado: The Real Numbers
If you're considering leaving Texas for Colorado, you've probably heard three things: the winters are brutal, it's unaffordable, and you're trading comfort for a view. Most of our clients moved here from Texas — here's what the math and the day-to-day actually look like, without the hype.
The Property Tax Math: Frisco vs. Durango
We compared the same $900,000 home in Frisco, Texas and Durango, Colorado. The property tax difference alone is about $12,000 per year — more in Texas. Here's the line-by-line breakdown.
| $900,000 Home | Frisco, Texas | Durango, Colorado |
|---|---|---|
| Effective property tax rate | 1.96% combined (Collin County + Frisco) | ~0.25%–0.4% |
| Annual property tax | $17,600 gross · $14,500–$15,500 after homestead exemptions | ~$3,200 |
| Monthly | ~$1,250/mo | ~$265/mo |
| New-construction districts | Add $2,000–$8,000+ per year | — |
| State income tax | 0% | 4.4% flat ($6,600 on $150K taxable income) |
| Net at $150K taxable income | — | ~$5,200/yr ahead in Durango |
The $270K Rule
Yes, Texas has no income tax and Colorado charges a 4.4% flat rate. Run both taxes together and the breakeven lands at roughly $270,000 of income per year. Below that, Colorado wins. Above it, Texas wins. We'd rather tell you that up front than make a video that only hooks you with the numbers we want you to hear — we want clients for life, not clicks.
One more nuance: if you're trading a one-acre lot in Dallas for 50 acres here, budget for what comes with it — a well, septic, propane, possibly solar, and real landscaping and yard maintenance. We've had clients buy $50,000 tractors and ATVs and put $200,000+ into landscaping. For them it was gorgeous and worth it, but it belongs in your math.
Want to see what your Texas equity buys in Southwest Colorado? Browse every active listing in the Durango area.
Search Durango HomesThe Honest "More Expensive" List
Durango isn't cheaper across the board. Here's where your budget takes a hit compared to DFW, Houston, or Austin — and the one place it gets a break.
Groceries
Fewer options than a Texas metro: City Market, Albertsons, Natural Grocers, Nature's Oasis, a co-op, and some great farm stands — but no big, affordable stores like H-E-B. Expect to pay more at the register.
Gas
Plan on roughly 30 to 50 cents more per gallon than you're paying in Texas.
Homeowners Insurance
Texas premiums run well above the national average — but Durango competes. Forested lots typically land in the $4,000–$7,000 range, with some clients up at $9,000. Non-forested lots often come in at $3,000–$4,000.
The One That's Cheaper: Cooling
Probably 50%+ of homes here don't even have AC. July averages the mid-80s, can tick up to 90, and nights drop toward the 40s and 50s — open the windows at night, close up during the day, and most homes stay comfortable.
Sunshine, Snow & the "Brutal Winter" Myth
Two claims come up constantly with Texas buyers: that Durango gets 300 days of sunshine, and that it gets slammed with brutal winters. Neither is quite true.
Here's what 67 inches actually means on the ground: in town and at elevations under roughly 7,000 feet, most storms drop four to eight inches. The sun comes back out within a day or two, daytime highs push into the high 30s, and the roads get plowed aggressively across the county — there's only one road we can think of that doesn't get plowed. About every five to seven years, a bigger winter shows up. One heavy analytical client compared towns across the entire state before choosing Durango for exactly this reason: it's one of the top three sunniest cities in Colorado.
Where it changes: drive about 20 minutes east or west, or 20–25 minutes north of downtown, and elevation climbs — those areas can get 50% to 100% more snow. If you're buying there, think about the driveway: will you need an ATV or a plow service? Plowing a moderately long driveway (call it 100 yards or less) runs roughly $150–$200 per visit, often less. A south-facing driveway without tree cover stays largely clear of ice on its own.
Summers are the easy win. While DFW and Houston grind through 100-degree streaks and humidity, Durango hits the mid-to-high 80s in July and drops toward the 40s and 50s at night. Afternoon monsoon showers roll through for half an hour to a couple of hours — one local tip: time your hikes, rafting, and paddleboarding around those thunderstorms, because lightning here is a real hazard. You're not trading weather so much as trading for four seasons — and they're pretty nice four seasons.
Snow load, elevation, and driveway orientation change from one subdivision to the next. Find the area that matches how you actually want to live.
Try the Neighborhood FinderThe Durango Area by Compass Direction
Here's a stat that surprises most Texans: about 95% of Texas is private land. Durango is bordered by the 1.8-million-acre San Juan National Forest. Here's how the area lays out from downtown.
Downtown & In-Town Durango
The Animas River Trail runs about eight and a half miles right through downtown — from Oxbow (paddleboard put-in with its own little beach) south past the rec center and the Whitewater Park at Santa Rita, with coffee, beer, and lunch stops along the way. Add 150+ miles of trails reachable from town: Horse Gulch, Durango Mesa bike park, Overend Mountain Park, and Animas Mountain.
Explore In-Town DurangoFlorida Mesa & South Durango
Just south of Three Springs, with great biking and Pastorius Reservoir. Homes sit on more acreage and this is one of the more affordable parts of the area — and honestly the part that feels most like Texas. Flatter land, farmland, 30, 50, 100+ acres if you want it.
Explore South DurangoFlorida Road, Edgemont & the Lakes
Florida Road becomes County Road 240, running past subdivisions like Edgemont and Florida River Estates on the way to Lemon Reservoir and Vallecito Reservoir. Vallecito is huge — trails lead down to the river and into Chicago Basin, home to four 14ers people travel from around the world to climb.
Explore East DurangoHesperus & La Plata Canyon
La Plata Canyon in Hesperus holds some of the most expensive homes on the market, plus Kennebec Peak at over 13,000 feet. We ran the Kennebec Trail Run here — some of the most incredible views in the region.
Explore West DurangoAnimas Valley to Purgatory
Trails like Haflin Creek and Stevens Creek climb Missionary Ridge above the Animas Valley, and Hermosa Creek runs 30+ miles to the backside of Purgatory Resort with creekside fishing and dispersed camping. Purgatory sits about 30 minutes north of downtown.
Explore North DurangoMountain & Resort Area
Andrews Lake, Molas and Little Molas Lakes, and Twilight Lake — right across from Purgatory, with paddleboard and kayak rentals, swimming, and fishing. Perspective for Texans: Guadalupe Peak, the highest point in Texas at 8,751 feet, sits lower than the parking lot at Purgatory's base (8,793 feet). Wolf Creek is also within reach — skiers who want it closer look at Pagosa Springs.
Explore the Mountain & Resort AreaWant the lake life specifically? Vallecito and Lemon have their own communities — see the Lake Area guide, or browse every area from one page on our Communities hub.
Community, Culture & the Ag Life
The biggest hesitation we hear from Texas families isn't taxes or snow — it's leaving friends, church, and community. Here's what's waiting on this end.
Real ranch & ag culture Bayfield, Hesperus, Mancos, and rural Durango have an active 4-H, a strong rodeo culture, and the La Plata County Fair.
Snowdown Every January the whole town dresses up in costume — a parade through downtown, plays, and events at businesses all over town.
Iron Horse Bicycle Classic A race from downtown Durango all the way up to Silverton, with a huge turnout — ride it or just come cheer.
Farmers markets & festivals Amazing farmers markets, a Celtic festival, and a full calendar of community events.
Fort Lewis College Campus events and college sports you won't find in most small mountain towns.
Tourism in perspective Yes, there's a real tourist season — but unlike Denver, where finding trailhead parking can be a fight, nearly every Durango trailhead has plenty of spots.
Flights, Internet, Schools & Healthcare
Getting Back to Texas
Durango runs daily nonstop flights to Dallas–Fort Worth, plus daily nonstop Houston service from May 21 to August 17 — a schedule that's held for the past several years.
Remote Work
Fiber is in town and it's fast — it's what we work on. On rural properties, Starlink is the move; a lot of our clients run it and love it.
Schools
Durango 9-R is the district in Durango, with a smaller district in Bayfield. We built a schools guide from interviews with local parents — the real pros and cons. Text, call, or email and we'll send it over.
Healthcare
Mercy is a Level III trauma center, and Animas Surgical handles everyday appointments. For specialists, locals sometimes travel to Phoenix, Albuquerque, or Denver — and major emergencies get life-flighted to Denver. Do your due diligence here.
| Drive Times From Durango | Approximate Time |
|---|---|
| Farmington, NM (more shopping) | Under 1 hour |
| Pagosa Springs / Dolores | ~1 hour |
| Telluride | ~2 hours (longer in winter) |
| Moab | ~3 hours |
| Albuquerque | ~3.5 hours |
| Phoenix / Denver | ~6 hours |
Wells, Water Rights & Septic: Don't Wait Until You're Under Contract
"I'll figure out the well and septic once I get under contract." This blind spot kills more deals than just about anything. If you're coming from a Texas suburb, it's probably not on your radar at all.
If you're building: a new well and septic can run around $100,000 — sometimes more.
If you're buying: well production varies from property to property. Some homes have a cistern backing up the well so it never runs low — and that's not automatically a red flag. We've shown homes with excellent well production that still have a cistern. What matters is knowing what you're walking into: one client bought a property and had to put in a new well a few years later, which was every bit as frustrating as it sounds.
Water rights are their own question. A property can come with water rights that aren't worth much. Rights out near the airport, for example, are generally much weaker than rights up in the Animas Valley — and they can vary by season and by how much water the area gets. We help clients work through exactly this as we evaluate properties together.
The Septic Transfer of Title
Your due diligence should include both a well inspection and a septic inspection. Here's the good news: in La Plata County, the seller is required to handle the septic transfer of title. Who pays is technically negotiable, but we've rarely seen a seller not take care of that bill — which means you close knowing the septic transferred clean.
I'd rather lose a viewer than mislead you.Jon Burden · REALTOR®, Woosa Properties
Who Shouldn't Move to Durango
Some clients fly out, look at homes, and decide not to move here — and the most common reason is that they didn't love the outdoors. Not that they weren't professional kayakers or ultra runners; they were comparing Durango against markets like Ohio or Oklahoma, where the same money buys a much more impressive house.
Here's the truth: the premium you pay in Durango is a premium for the outdoors — a river running through town, 1.8 million acres of national forest out the back door, trails, lakes, and skiing. Among mountain towns, Durango is actually one of the more affordable, and that access is hard to come by even at these prices. But if the outdoors isn't a real passion, you'll probably be happier — and wealthier — somewhere else. We'll tell you that on the first call.
Texas to Durango: Frequently Asked Questions
How much lower are property taxes in Durango than in Texas?
On the same $900,000 home, roughly $12,000 per year. Frisco's combined 1.96% rate produces about $17,600 gross ($14,500–$15,500 after homestead exemptions, or ~$1,250/month), and new-construction districts can add $2,000–$8,000+ on top. Durango's effective ~0.25%–0.4% rate comes to about $3,200 per year — around $265 a month.
Doesn't Colorado's income tax wipe out the savings?
Only at high incomes. Colorado's 4.4% flat tax on $150,000 of taxable income is about $6,600 — netted against the $12,000 property tax gap, that household is still roughly $5,200 a year ahead in Durango. The breakeven is around $270,000 of income: below it Colorado wins, above it Texas wins.
How brutal are the winters, really?
In-town Durango averages 67 inches a year, but it arrives mostly in 4–8 inch storms at elevations under ~7,000 feet, with sun back out in a day or two and well-plowed roads. Head 20–25 minutes east, west, or north and elevation climbs — those areas get 50%–100% more snow, so factor in driveway length and plow service (~$150–$200 per visit).
Is the 300-days-of-sunshine claim true?
Not exactly — it's about 266 days per year. That still beats the U.S. average of 205 and puts Durango in the top three sunniest cities in Colorado.
What costs more in Durango than in Texas?
Groceries (fewer options, no H-E-B-style value stores), gas (30–50 cents more per gallon), and homeowners insurance on forested lots ($4,000–$7,000, sometimes up to $9,000; non-forested lots often $3,000–$4,000). Cooling, on the other hand, is cheaper — half the homes here don't even have AC.
Can I fly back to Texas easily?
Yes — Durango has daily nonstop flights to Dallas–Fort Worth year-round, plus daily nonstop Houston service from May 21 to August 17.
What should I know about wells and septic before looking at rural homes?
Don't wait until you're under contract. New well-and-septic installs can run $100,000+, well production varies by property (a backup cistern isn't automatically a red flag), and water rights differ dramatically by location. Order both a well and septic inspection — and in La Plata County, the seller is required to handle the septic transfer of title.
Where To Go From Here
Search Homes
Browse every active listing in Durango and Southwest Colorado, from in-town homes to 100+ acre properties.
Step 02Explore Communities
Compare every area — North, South, East, West, In Town, the lakes, and the mountain corridor — in one place.
Step 03Relocation Assistance
Moving from out of state? Get the full playbook we use with Texas families — trip planning, area tours, and criteria calls.
Talk to a Durango REALTOR® Who Works Texas Relocations Every Week
Most of our clients moved here from Texas. If you're even considering the move, let's hop on a quick call or Zoom — we'll go through your criteria, pull up the map, and help you find the right area for your family before you ever book a flight.
Jon Burden, Licensed REALTOR®
Woosa Properties · The Core Home Team
1911 Main Ave., Durango, CO 81301
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