MARKET PROFILE BOULDER, COLORADO DECEMBER 2019
TABLE OF CONTENTS DEMOGRAPHICS • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • 7 POPULATION AND GROWTH ............................................ 7 AGE .................................................................................... 8 EDUCATION ....................................................................... 9 ETHNICITY ........................................................................... 9 DEMOGRAPHIC SNAPSHOT .............................................. 10
INDUSTRIES & EMPLOYMENT • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • 13 LEADING SECTORS ............................................................ 13 MAJOR EMPLOYERS .......................................................... 13 KEY INDUSTRY CLUSTERS .................................................... 14 PRIMARY EMPLOYERS ........................................................ 14 EMPLOYMENT AND GROWTH ...........................................15 TOTAL EMPLOYMENT BY SECTOR ......................................16 EMPLOYER SIZE ..................................................................... 17 EMPLOYMENT BY OCCUPATION ...................................... 18 AVERAGE WAGES BY INDUSTRY AND OCCUPATION ... 19 UNEMPLOYMENT RATE ...................................................... 21
REAL ESTATE • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • 23 COMMERCIAL REAL ESTATE ..............................................23 VACANCY RATES ............................................................... 23 RESIDENTIAL REAL ESTATE .................................................. 24 COST OF LIVING .................................................................25
LOCAL ECONOMY • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • 27 INCOME ..............................................................................27 COMMUTING PATTERNS ....................................................28 GROSS DOMESTIC PRODUCT ........................................... 29 VENTURE CAPITAL INVESTMENT ........................................ 30 TOURISM ............................................................................. 31 RETAIL SALES .......................................................................31
ABOUT THE BOULDER ECONOMIC COUNCIL • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • 32
DEMOGRAPHICS
Home to a world-class research university, major government research facilities, visionary entrepreneurs, and one of the nation’s most highly educated populations, Boulder is widely recognized as a center of innovation. Nestled at the base of the Rocky Mountains, the city is surrounded by the scenic beauty and recreational opportunities afforded by over 45,000 acres of open space and 155 miles of biking and hiking trails. Boulder offers an impressive choice of art, cultural, dining, entertainment and shopping options, and has excellent schools, high-quality health care, and sustainable environmental policies.
Boulder has a vibrant economy representing a diverse array of industries. Those that impart a particularly broad footprint on the city’s economy include aerospace, bioscience, natural and organic products, outdoor recreation, software, and tourism.
Perhaps the best known attribute of Boulder’s economy is its dynamic entrepreneurial ecosystem. The city regularly earns the highest comparative rankings from organizations such as the Brookings Institution and the Ewing and Marion Kauffman Foundation and from media publishers like Entrepreneur, Fortune, Forbes and Inc.
LOCAL ECONOMY
While small businesses continue to represent the majority of employers in Boulder, several major corporations diversify employment opportunities and fuel economic growth, including: Ball Aerospace & Technologies Corp.; Celestial Seasonings; CordenPharma; Qualcomm; Medtronic; Google; Lockheed Martin; Emerson, Inc.; IHS Markit; and Zayo Group, among many others. The city’s world-class research institutions are another key economic driver, including the University of Colorado Boulder and more than a dozen federal research laboratories. The University Corporation for Atmospheric Research (UCAR), the National Oceanic and Atmospheric Administration (NOAA), and the National Institute of Standards and Technology (NIST) are among the federal research laboratories in the city.
REAL ESTATE
The City of Boulder is the largest municipality in Boulder County, part of the seven-county Denver metro area, and the only county in the Boulder Metropolitan Statistical Area MSA (MSA). Only 30 minutes from downtown Denver and 45 minutes from one of the nation’s largest international airports, Boulder offers the advantages of a small city with big-city convenience and amenities. Its location in the Mountain Time Zone provides same-day telephone access to major markets throughout the world.
INDUSTRIES & EMPLOYMENT
BOULDER COLORADO : A MARKET PROFILE
Boulder Economic Council • Winter 2019 Market Profile
6
DEMOGRAPHICS In 2018, the city’s total population topped 107,000, including students at the University of Colorado Boulder. Undergraduate and graduate students make up approximately 27% of the city of Boulder’s population, which is reflected in the city’s demographic characteristics. More than half of residents rent (51.7%), and 76% of residents (25 years and older) have completed a bachelor’s degree or higher. The student population lowers the household income statistics for the city—approximately 24.1% of city households lived below an annual income of $25,000 in 2018.
Population and Housing City of Boulder 2018 Population
107,353
2018 Housing Units
46,206
Source: U.S. Census Bureau and the Colorado State Demography Office.
The city of Boulder’s population has grown at a slower pace than the state of Colorado’s over the last four decades. In the 1980s, population grew at a compound annual growth rate of 0.8%, accelerating to 1.3% in the 1990s, followed by 0.3% growth in the 2000s and 1.2% from 2010–2018.
Source: U.S. Census Bureau and the Colorado State Demography Office, City of Boulder.
Boulder remained the largest city in Boulder County in 2018, making up 32.7% of the county’s total population of 325,480, followed by Longmont, Lafayette, and Louisville.
Source: Colorado State Demography Office. Note: Municipalities include only the portion within Boulder County. 7
DEMOGRAPHICS
POPULATION AND GROWTH
DEMOGRAPHICS
Population by Area August 2010 Boulder Longmont* Lafayette Louisville Superior* Erie* Lyons Nederland Jamestown Ward Unincorporated Boulder County Colorado
97,919 86,514 24,550 18,410 12,500 8,440 2,038 1,447 274 150 43,363 295,605 5,050,332
August 2018 33.1% 29.3% 8.3% 6.2% 4.2% 2.9% 0.7% 0.5% 0.1% 0.1% 14.7% 100.0%
106,456 95,993 28,950 21,182 13,119 11,251 2,066 1,552 299 165 44,447 325,480 5,694,311
32.7% 29.5% 8.9% 6.5% 4.0% 3.5% 0.6% 0.5% 0.1% 0.0% 13.7% 100.0%
Change 20102018 8.7% 11.0% 17.9% 15.1% 5.0% 33.3% 1.4% 7.3% 9.1% 10.0% 2.5% 10.1% 12.8%
Source: Colorado State Demography Office *Cities in more than one county (figures include Boulder County population only).
DEMOGRAPHIC CHARACTERISTICS The following demographic characteristics of city of Boulder residents were obtained from the U.S. Census Bureau 2018 American Community Survey (ACS) released in September 2019. This survey includes population in group quarters, such as college dorms.
AGE The 2017 median age of city of Boulder residents was 29.3. This compares to a median of 36.6 for Boulder County, 36.9 for Colorado, and 38.2 years for the nation. An estimated 29.2% of the adult population in Boulder is in the 18–24 age category. This is more than three times the percentage for the state and national population (9.3% and 9.4%, respectively), highlighting the effect of the university on city demographics.
Boulder Economic Council • Winter 2019 Market Profile
8
DEMOGRAPHICS
EDUCATION Nearly all city residents age 25 or older have a high school diploma or higher (96.6%). Just over three-quarters of the population (76%) have earned a bachelor’s or advanced degree compared to 32.6% for the nation, 41.7% for the state, and 62.5% for Boulder County.
ETHNICITY Census data report that 85.9% of Boulder’s population is White, 5.8% is Asian, 0.9% is Black or African American, 0.2% is American Indian or Alaska Native, and 2.8% is other races. Approximately 11.9% of the population is of Hispanic or Latino origin (of any race). The vast majority the city’s population (86.3%) is U.S. born, slightly lower than the Boulder County, Colorado, and national averages. The remaining 13.7% of the population is foreign born.
Ethnicity Race* White Black or African American American Indian or Alaska Native Asian Other Hispanic or Latino (of any race)
City of Boulder 85.9% 0.9% 0.2% 5.8% 2.8% 11.9%
Boulder County 87.9% 1.0% 0.6% 4.4% 2.5% 13.9%
Colorado 84.1% 4.2% 1.0% 3.2% 3.6% 21.7%
U.S. 72.2% 12.7% 0.9% 5.6% 5.6% 18.3%
Source: US Census, 2018 American Community Survey. *Race alone or in combination with one or more other races.
Place of Birth by Nativity and Citizenship Status Place of Birth Born in United States* Foreign born
City of Boulder 86.3% 13.7%
Boulder County 90.4% 9.6%
Colorado 89.8% 10.2%
U.S. 88.2% 11.8%
*Includes Puerto Rico, U.S. island areas, or born abroad to American parent(s). Source: US Census, 2018 American Community Survey.
9
DEMOGRAPHICS
DEMOGRAPHIC SNAPSHOT The table below includes select demographic data from the U.S. Census Bureau’s 2018 American Community Survey for the City of Boulder, Boulder County (i.e., Boulder MSA), Colorado, and the United States. More detailed information is available on the United States Census Bureau website at https://www.census.gov/programs-surveys/ acs/.
POPULATION CHARACTERISTICS
CITY OF BOULDER
BOULDER COUNTY
COLORADO
U.S.
Total Population
107,355
326,078
5,695,564
327,167,439
Number of Households
43,328
128,295
2,176,757
121,520,180
Average Household Size
2.21
2.44
2.56
2.63
Average Family Size
2.86
3.03
3.16
3.24
% Family Households (families)
44.37%
58.28%
63.06%
65.21%
% Households with children under 18
17.94%
24.84%
27.41%
26.97%
Male
50.08%
50.18%
50.30%
49.25%
Female
49.92%
49.82%
49.70%
50.75%
Median age
29.3
36.6
36.9
38.2
Under 5 years old
4.30%
4.40%
5.90%
6.00%
18 years or older
86.80%
80.95%
77.90%
77.50%
65 years or older
11.50%
14.10%
14.20%
16.00%
AGE
EDUCATION
(Population 25 or older ) High school graduate or higher
96.60%
95.70%
91.80%
88.40%
Bachelor’s degree or higher
76.00%
62.50%
41.70%
32.60%
Graduate or professional degree
38.90%
27.80%
15.70%
12.60%
% of population in workforce (16 or older)
65.10%
68.20%
68.70%
63.30%
Civilian labor force (16 or older)
63,103
187,983
3,162,543
169,634,310
INCOME Median household income
$62,207
$83,755
$71,953
$61,937
Median family income
$120,412
$111,828
$88,955
$76,401
Median non-family income
$41,416
$47,151
$45,323
$37,004
Per capita income
$42,778
$45,752
$36,345
$32,397
Source: US Census Bureau, 2018 American Community Survey.
Boulder Economic Council • Winter 2019 Market Profile
10
CITY OF BOULDER (%)
BOULDER COUNTY (%)
COLORADO (%)
U.S. (%)
Management, business, science, arts
54.01
53.66
42.98
38.58
Sales and office
22.29
21.12
21.68
21.40
Service
17.21
14.14
16.28
17.84
Natural resources, construction, maintenance
1.66
4.59
9.09
8.83
Production, transportation, material moving
4.83
6.49
9.96
13.35
DEMOGRAPHICS
OCCUPATION
HOUSING 1-unit detached housing (single family)
37.30%
57.60%
61.60%
61.40%
Built 2000 or later
14.10%
19.20%
25.50%
19.80%
Owner-occupied housing units
48.30%
62.60%
65.10%
63.90%
Renter-occupied housing units
51.70%
37.40%
34.90%
36.10%
Vacant housing units
5.30%
6.70%
10.20%
12.30%
Median value owner-occupied homes
$753,300
$554,100
$373,300
$229,700
Median gross rent
$1,516
$1,498
$1,289
$1,058
Source: US Census Bureau, 2018 American Community Survey.
11
Boulder Economic Council • Winter 2019 Market Profile
12
KEY INDUSTRIES AND EMPLOYMENT Boulder’s vibrant economy is supported by the presence of the university, major federally funded research facilities, and a large number of businesses in growing industries.
PRIMARY INDUSTRIES • • • • • •
KEY INDUSTRY CLUSTERS
Professional, scientific, and technical services Manufacturing Health care and social assistance Accommodation and food services Retail trade Information
Aerospace Energy and natural resources Information technology Biosciences Natural and organic products Research Outdoor recreation
INDUSTRIES & EMPLOYMENT
• • • • • • •
MAJOR EMPLOYERS
The City of Boulder has approximately 7,000 employers with five or more employees. The city’s 10 largest employers (listed in alphabetical order) are: • • • • •
Ball Aerospace & Technologies Boulder Community Health Boulder County Boulder Valley School District City of Boulder
• • • • •
Google IBM Medtronic UCAR/NCAR University of Colorado Boulder
Other major employers include: • • • • • •
BI Inc. Boulder Medical Center Elevations Credit Union Emerson/Micro Motion Hain Celestial Group IHS Markit
• • • • • •
Lockheed Martin LogRhythm NIST NOAA Northrop Grumman Qualcomm
• • • • •
Ricoh Production Print Solutions Spectra Logic Uplight Wells Fargo Zayo Group LLC
13
KEY INDUSTRY CLUSTERS The key industry clusters that have the largest employment concentration in Boulder County MSA include: Aerospace, Bioscience, Broadcasting and Digital Communications, and Information Technology – Software. Examples of Boulderbased firms that are included in some of these clusters are: Ball Aerospace & Technologies Corp. and Lockheed Martin (Aerospace), IBM Corp and Google (IT-Software), and KBI BioPharma (Biosciences). A cluster refers to a geographical agglomeration of industries or companies serving a particular field. The Metro Denver Economic Development Corporation profiled 17 industry clusters in 2018 for the Boulder MSA, examining the identified clusters in the region using the organization’s definitions of clusters for the purposes of regional comparison. Location quotient is an indicator of concentration of employment in select industries based on comparison of local and national percentages.
INDUSTRIES & EMPLOYMENT
Industry Clusters: Boulder MSA Industry Cluster
Number of Businesses
Total Employment
Aerospace
44
5,796
Location Quotient Nation = 1.0 11.9
Bioscience
175
5,449
2.34
Beverage
68
1,410
2.72
Cleantech
353
4,793
4.0
IT-Software
951
12,233
2.51
Source: Metro Denver Economic Development Corporation, 2018.
A location quotient is a useful tool for analyzing an industry’s clustering in a given geographical area. Literally, this is an industry’s relative concentration in one area compared to the same industry in another area. For the purpose of looking at industry clusters and employment in the Boulder MSA, the relative concentration is calculated in comparison to the nation. A location quotient of 1.0 indicates the study area has the same concentration of industry employment as the nation. A location quotient of >1.0 indicates a greater concentration of industry employment compared to the nation, and a location quotient of <1.0 indicates a smaller industry concentration than the nation.
BOULDER PRIMARY DATA: FIRMS & EMPLOYEES Primary employers are characterized as companies that export a significant portion of the goods and services they produce, the revenues from those exports support the local economy. In 2016, the City of Boulder had 706 primary employers, representing close to 30,000 employees. Primary employers have two important impacts on local economic activities: • First, primary employers have a direct impact on the local community by providing jobs for area residents. • Second, the income generated by those direct jobs supports a variety of goods and services providers. This second effect is often referred to as the indirect, or multiplier effect. Primary employers, are in essence, companies that serve customers outside the local area and could thus locate nearly anywhere. Other characteristics of these industries may include highly skilled labor and high wages. Segments of these industries work together in related fields, forming industry clusters like aerospace, information technology, natural products, bioscience and others. In the City of Boulder, a primary employer is defined by ordinance as “a business or organization of any number of employees that generates more than 50% of its revenues from activities outside of Boulder County, and shall include, but is not limited to those facilities of such business and organization devoted to the manufacturing, research and development, data processing, telecommunications and publishing, but shall not include hotels, motels, retailers or food service facilities.”
Boulder Economic Council • Winter 2019 Market Profile
14
EMPLOYMENT AND GROWTH The city of Boulder is an important employment center for Boulder County, representing approximately 51% of the county’s total employment (excluding self-employed). The Colorado Department of Labor and Employment estimates for September 2019 indicate jobs in Boulder County totaled 199,700. Year-over-year job growth has progressed uninterrupted since the end of the recession. In September 2019, employment increased 3.3% year-over-year, increasing by 6,400 jobs. Employment growth in the city has followed a pattern similar to that of the county.
INDUSTRIES & EMPLOYMENT
Source: Colorado Department of Labor and Employment, Current Employment Statistics, 12 month rolling average.
Additionally, Boulder County has a higher concentration of proprietors than the state and the nation. According to data from the Bureau of Economic Analysis, 27.8% of Boulder County employment is proprietor employment compared to 25.6% for the state and 22.6% for the nation.
TOTAL EMPLOYMENT BY INDUSTRY Excluding self-employed individuals, the largest percentage (15.8%) of workers in the Boulder County remains those who are employed by government entities, including the University of Colorado Boulder, Boulder County, the City of Boulder, Boulder Valley School District, and federal research laboratories. The Professional, Scientific, and Technical Services industry represents 15.3% of employment.
Source: Colorado Department of Labor and Employment, Quarterly Census of Employment and Wages. 15
The city of Boulder has a similar employment composition to Boulder County, with the majority of employees in the Government; Professional, Scientific, and Technical Services; and Manufacturing sectors.
Employers and Employment by Sector in City of Boulder Firms Professional, Scientific, and Technical Services
Employees
LQ
2,113
30.0%
17,265
18.0%
2.83
25
0.4%
16,954
17.7%
1.20
Manufacturing
242
3.4%
10,332
10.8%
1.24
Accommodation and Food Services
410
5.8%
9,503
9.9%
1.05
Health Care and Social Assistance
732
10.4%
9,323
9.7%
0.72
Retail Trade
527
7.5%
8,126
8.5%
0.78
Information
290
4.1%
5,529
5.8%
2.99
Wholesale Trade
411
5.8%
3,269
3.4%
0.85
Other Services
554
7.9%
2,999
3.1%
1.02
Administrative and Support and Waste Management
298
4.2%
2,541
2.6%
0.42
Finance and Insurance
365
5.2%
2,304
2.4%
0.59
Educational Services
177
2.5%
1,646
1.7%
0.87
Arts, Entertainment and Recreation
153
2.2%
1,645
1.7%
1.06
Construction
192
2.7%
1,408
1.5%
0.30
Real Estate, Rental and Leasing
372
5.3%
1,314
1.4%
0.90
Management of Companies and Enterprises
114
1.6%
953
1.0%
0.62
Transportation and Warehousing
32
0.5%
742
0.8%
0.22
Other
25
0.4%
138
0.1%
-
7,032
100.0%
95,994
100.0%
1.00
Government (includes public universities and schools)
INDUSTRIES & EMPLOYMENT
Total
Source: Colorado Department of Labor and Employment (QCEW 2018), Business Research Division, University of Colorado Notes: Location Quotient (LQ) is an indicator of concentration of employment in select industries based on camparison of local and national percentages. Nation = 1.0%
Boulder Economic Council • Winter 2019 Market Profile
16
EMPLOYER SIZE (PRIVATE) Most of the estimated 7,032 private employers in the city of Boulder are small businesses; approximately 96% have fewer than 50 employees. It is important to note, however, that employers with 100 or more employees (1.6% of total) employ 35.6% of the workers.
INDUSTRIES & EMPLOYMENT The distribution of employers in Boulder County resembles the distribution in the City of Boulder, although Boulder County tends to have a slightly greater concentration of small businesses.
17
EMPLOYMENT BY OCCUPATION While the largest percentage of employees in the Boulder MSA are employed in Office and Administrative Support (12.4%), Sales (9.8%), and Food Services (9.8%) occupations, the area has a very high concentration of employment in science, computer, and engineering occupations, including: • Life, Physical and Social Science occupations (4 times national average) - Physicists (35.5 times national average) - Biochemists and biophysicists (8.7 times national average) - Chemists (3.1 times national average) - Environmental scientists and specialists, including health (9.8 times national average)
INDUSTRIES & EMPLOYMENT
• Computer and Mathematical occupations (2.6 times the national average) - Software developers, applications (4.7 times national average) - Computer and information research scientists (4.4 times national average) - Software developers, systems software (2.5 times national average) • Architecture and Engineering occupations (2.5 times the national average) - Aerospace engineering and operations technicians (10.6 times national average) - Architects, except landscape and naval (2.9 times national average) - Computer hardware engineers (13.6 times national average) - Biomedical engineers (8.3 times national average)
Employment by Occupation: Boulder MSA Occupation (SOC code) May 2018
Employees
%
LQ
All Occupations (000000)
182,160
100.0%
1.00
Office and Administrative Support Occupations (430000)
22,610
12.4%
0.82
Sales and Related Occupations (410000)
17,930
9.8%
0.98
Food Preparation and Serving Related Occupations (350000)
17,850
9.8%
1.06
Business and Financial Operations Occupations (130000)
14,610
8.0%
1.50
Computer and Mathematical Occupations (150000)
14,140
7.8%
2.56
Education, Training, and Library Occupations (250000)
11,840
6.5%
1.07
Management Occupations (110000)
10,040
5.5%
1.05
Healthcare Practitioners and Technical Occupations (290000)
9,850
5.4%
0.91
Production Occupations (510000)
9,230
5.1%
0.80
Architecture and Engineering Occupations (170000)
8,150
4.5%
2.53
Transportation and Material Moving Occupations (530000)
6,430
3.5%
0.50
Life, Physical, and Social Science Occupations (190000)
5,970
3.3%
4.05
Personal Care and Service Occupations (390000)
5,950
3.3%
0.87
Installation, Maintenance, and Repair Occupations (490000)
4,910
2.7%
0.69
Building and Grounds Cleaning and Maintenance Occupations (370000)
4,530
2.5%
0.81
Construction and Extraction Occupations (470000)
4,110
2.3%
0.55
Arts, Design, Entertainment, Sports, and Media Occupations (270000)
3,820
2.1%
1.55
Healthcare Support Occupations (310000)
3,780
2.1%
0.73
Protective Service Occupations (330000)
2,350
1.3%
0.54
Community and Social Service Occupations (210000)
2,260
1.2%
0.83
Legal Occupations (230000)
1,360
0.7%
0.96
450
0.2%
0.75
Farming, Fishing, and Forestry Occupations (450000)
Source: Bureau of Labor Statistics, Occupational Employment Statistics. LQ (Location Quotient) is an indicator of concentration of employment in select industries based on comparison of local and national percentages.
Boulder Economic Council • Winter 2019 Market Profile
18
AVERAGE WAGES BY INDUSTRY AND OCCUPATION According to Colorado Department of Labor and Employment data (QCEW), the average annual wages for employees in the city of Boulder (excluding self-employed and contract labor) was $74,601 in 2018 compared to an average of $67,672 for Boulder County and $58,937 for Colorado.
Average Annual Wages by Industry
(Including Full-Time, Part-Time, and Seasonal Workers)
City of Boulder Boulder County Average Wage Average Wage
Colorado Average Wage
Management of Companies and Enterprises
$112,711
$110,988
$136,036
Information
$134,236
$122,275
$100,749
Finance and Insurance
$141,498
$115,615
$96,241
Professional, Scientific, and Tech Services
$116,494
$114,509
$97,844
Manufacturing
$92,196
$82,310
$70,682
Wholesale Trade
$86,800
$101,695
$85,492
Government (includes public universities and schools)
$68,529
$61,977
$56,984
Construction
$62,703
$57,551
$62,409
Real Estate and Rental and Leasing
$55,789
$56,261
$59,462
Health Care and Social Assistance
$52,331
$52,206
$51,211
Transportation and Warehousing
$43,176
$44,001
$56,743
Other Services
$44,323
$41,004
$40,987
Administrative and Waste Mgmt Services
$50,757
$45,110
$44,044
Educational Services
$36,955
$39,328
$41,575
Retail Trade
$35,064
$35,523
$32,446
Arts, Entertainment, and Recreation
$22,109
$27,215
$37,978
Accommodation and Food Services
$24,753
$22,703
$23,442
Mining (includes oil and gas extraction)
$136,940
$79,395
$120,792
Utilities
$156,921
$117,194
$104,508
Agriculture, Forestry, Fishing and Hunting
$38,133
$38,173
$38,297
Total Industries
$74,601
$67,672
$58,937
Source: Colorado Department of Labor and Employment (QCEW 2018), Business Research Division, University of Colorado. Notes: Agricultural, Forestry, Fishing and Hunting, Mining, and Utilities industries data not reported for the city of Boulder due to small population size. Self-employed and contract labor excluded.
19
INDUSTRIES & EMPLOYMENT
Average wages (including both full- and part-time workers) in Boulder vary widely by industry, ranging from a low of $22,109 for the Arts, Entertainment, and Recreation industry to a high of $141,498 for the Finance and Insurance industry. Industries that pay higher than average wages include: • Finance and Insurance • Information • Management of Companies and Enterprises • Manufacturing • Professional, Scientific, and Technical Services • Wholesale Trade
Data from the Bureau of Labor Statistics (OES) for the Boulder MSA (Boulder County) indicate the average annual wage for all occupations is $64,690 compared to $55,820 for Colorado and $51,960 for the United States. Management occupations earn the highest with an annual average wage of $145,560. Meanwhile, the median annual wage for the Boulder MSA is $49,090, compared to $42,310 for Colorado and $38,640 for the United States. Management occupations also have the highest median annual wage.
Median Annual Wage by Occupation, 2018
INDUSTRIES & EMPLOYMENT
Occupation (SOC code)
Boulder MSA
Colorado
U.S.
All Occupations (000000)
$49,090
$42,310
$38,640
Management Occupations (110000)
$130,500
$116,800
$104,240
Legal Occupations (230000)
$95,620
$86,510
$80,810
Computer and Mathematical Occupations (150000)
$97,330
$93,730
$86,340
Architecture and Engineering Occupations (170000)
$93,760
$82,400
$80,170
Life, Physical, and Social Science Occupations (190000)
$79,790
$67,440
$66,070
Healthcare Practitioners and Technical Occupations (290000)
$76,010
$71,510
$66,440
Business and Financial Operations Occupations (130000)
$71,680
$71,000
$68,350
Education, Training, and Library Occupations (250000)
$56,800
$47,200
$49,700
Arts, Design, Entertainment, Sports, and Media Occupations (270000)
$50,670
$46,310
$49,290
Protective Service Occupations (330000)
$51,680
$42,360
$40,640
Sales and Related Occupations (410000)
$36,550
$32,450
$28,180
Community and Social Service Occupations (210000)
$50,440
$47,010
$44,960
Construction and Extraction Occupations (470000)
$47,890
$46,880
$46,010
Installation, Maintenance, and Repair Occupations (490000)
$48,600
$48,290
$45,540
Office and Administrative Support Occupations (430000)
$38,690
$37,560
$35,760
Production Occupations (510000)
$35,550
$36,020
$35,070
Transportation and Material Moving Occupations (530000)
$32,010
$35,020
$32,730
Healthcare Support Occupations (310000)
$35,180
$33,490
$29,740
Personal Care and Service Occupations (390000)
$30,560
$25,560
$24,420
Building and Grounds Cleaning and Maintenance Occupations (370000)
$30,490
$28,550
$26,840
Farming, Fishing, and Forestry Occupations (450000)
$29,300
$28,590
$25,380
Food Preparation and Serving Related Occupations (350000)
$25,380
$23,690
$23,070
Source: Bureau of Labor Statistics, Occupational Employment Statistics, May 2018.
UNEMPLOYMENT RATE Through August 2019 year-to-date, the unemployment rate in Boulder was slightly lower than it was in 2018 for the same period. The local jobless rate peaked at 7.8% in June 2009. The annual unemployment rate was 4.1% in 2014, 3.1% in 2015, 2.5% in 2016, 2.2% in 2017, 2.7% in 2018, and 2.5 in 2019 year-to-date through August (not seasonally adjusted).
INDUSTRIES & EMPLOYMENT
Boulder’s unemployment rate has remained consistently below state and national rates. After trending up toward the second half of 2018, Boulder’s unemployment rate has been falling through August 2019 year-to-date.
21
Boulder Economic Council • Winter 2019 Market Profile
22
REAL ESTATE COMMERCIAL REAL ESTATE According to the Newmark Grubb Knight Frank (NGKF) Boulder Market Report for Q3 2019, the Boulder office market posted negative absorption, an increase in vacancy, and stable rental rates. In Q3 2019, NGFK reported approximately 737,388 square feet of vacant office space; 240,380 square feet of vacant R&D/flex space; 267,021 square feet of vacant industrial/warehouse space; and 158,167 square feet of vacant retail space within the city of Boulder (excluding buildings smaller than 10,000 square feet and owner-occupied government and medical buildings). Vacancy and lease rates vary by space location and type. Vacancy rates for commercial space in the city of Boulder in third quarter 2019 ranged from 3.5% for retail space to 10.1% for office. Net absorption (net increase or decrease in physically occupied space between two points in time excluding space that is leased but not occupied) through Q3 2019 was negative for office and industrial, and positive for retail and R&D/flex.
REAL ESTATE 23
RESIDENTIAL REAL ESTATE Census continues to report higher than average home values for the city of Boulder, with the median home price at $753,300 in 2018, an increase of $58,400 from 2017. This compares to $554,100 for the county, $373,300 for the state, and $229,700 for the nation. The city’s location at the base of the Rocky Mountains, along with the presence of the university and research facilities, contributes to this large differential. The 2018 American Community Survey shows that 94.7% of the city’s housing units are occupied compared to 89.8% of the state’s housing units. Owner-occupied housing makes up 48.3% of occupied housing in the city while renteroccupied housing represents 51.7% of occupied housing units. The city’s median gross rent was reported at $1,516 per month. More than half of the city’s residents moved into their current residence in 2010 or later (69.5%), a figure that remains significantly higher than the national average. The city’s housing units are older than the national, state and county units, with 58% of housing units built before 1980.
Housing Snapshot
Overall occupancy rate Owner-occupied Avg household size Median value Vacancy rate Renter-occupied Avg household size Median gross rent Vacancy rate
City of Boulder 94.7% 48.3% 2.36 $753,300 1.1% 51.7% 2.07 $1,516 5.5%
Source: US Census, 2018 American Community Survey.
Boulder County 93.3% 62.6% 2.56 $554,100 1.2% 37.4% 2.24 $1,498 5.1%
Colorado 89.8% 65.1% 2.67 $373,000 1.0% 34.9% 2.36 $1,289 5.3%
U.S. 87.7% 63.9% 2.71 $229,000 1.5% 36.1% 2.48 $1,058 6.1%
REAL ESTATE Source: Boulder Area Realtors Association. *Year-to-date through August 2019.
Boulder Economic Council • Winter 2019 Market Profile
24
Housing values remained relatively stable in the Boulder area through the recession and have steadily increased since 2012. According to the Federal Housing Finance Agency’s House Price Index (based on repeat sales or refinancing of the same single-family properties), in Q2 2019 home prices in the Boulder MSA increased by 3.4% compared to Q2 2018.
COST OF LIVING REAL ESTATE
Overall prices in the Denver-Aurora-Lakewood MSA are higher than those in the nation in 2019. Price increases outpaced the nation each year from 2013 to 2018; however, they are lagging the nation through the first half of 2019.
Consumer Price Index
Year
Denver-Aurora-Lakewood Index % Change
United States Index % Change
2010
212.4
1.9%
218.1
1.6%
2011 2012 2013 2014 2015 2016 2017 2018 2019*
220.3 224.6 230.8 237.2 240.0 246.6 255.0 262.0 264.2
3.7% 1.9% 2.8% 2.8% 1.2% 2.8% 3.4% 2.7% 1.3%
224.9 229.6 233.0 236.7 237.0 240.0 245.1 251.1 254.4
3.2% 2.1% 1.5% 1.6% 0.1% 1.3% 2.1% 2.4% 1.7%
Notes: For 2019, the values displayed are only for the first half of the year. *Percent change for 2019 was calculated as Q1&Q2 2019 / Q1 & Q2 2018. Source: Bureau of Labor Statistics. All items, not seasonally adjusted, 100=1982-1984. 25
Boulder Economic Council • Winter 2019 Market Profile
26
LOCAL ECONOMY INCOME The effect of University of Colorado students on the Boulder economy is apparent when looking at the difference between the City of Boulder’s median household and family incomes compared to other geographies. In the City of Boulder, median household income is 48% less than median family income, compared to 25% less in Boulder County and 19% less in both Colorado and the US.
Annual Income Median Household Median Family Per Capita Income
City of Boulder
Income
Boulder County
Colorado
U.S.
$62,207
$83,755
$71,953
$61,937
$120,412
$111,828
$88,955
$76,401
$42,778
$45,752
$36,345
$32,397
Source: US Census, 2017 & 2018 American Community Survey.
The high percentage of city residents who possess a bachelor’s or advanced degree increases resident incomes. Over one-third (34.7%) of city households have an income above $100,000 compared to 41.7% for the county, 34.4% for the state, and 29.2 % for the nation. However, it is important to note that the student population in the city of Boulder increases the percentage of households with incomes near the poverty line.
LOCAL ECONOMY 27
COMMUTING PATTERNS On average, Boulder residents spend less time traveling to work than workers across both the state and nation. According to Census data, 85.2% of employed city of Boulder residents work within Boulder County. This compares to 72.2% of U.S. residents who work and live in the same county and 65.8% of Coloradans. The number of city residents who typically drive alone to work has increased slightly, to 52%, compared to the national average of 76.3%.
Commuting to Work
LOCAL ECONOMY
Work in county of residence Mean travel time to work (minutes) Drive alone to work (car, truck, van) Public transportation (excluding taxicab) Carpool Walk, bicycle, or other means Work at home
City of Boulder Residents 85.2%
Boulder County Residents 81.4%
Colorado Residents
U.S. Residents
65.8%
72.2%
19.1
23.5
25.9
27.1
52.0%
66.1%
74.9%
76.3%
7.3%
5.0%
2.8%
4.9%
5.0% 22.0%
6.6% 10.0%
8.6% 5.1%
9.0% 4.5%
13.7%
12.3%
8.6%
5.3%
Source: 2018 American Community Survey, U.S. Census Bureau. Boulder Economic Council • Winter 2019 Market Profile
28
GROSS DOMESTIC PRODUCT The nominal gross domestic product (GDP) for Boulder County was an estimated $27.5 billion in 2018. GDP declined by $249 million from 2008 to 2009 during the recession, a decrease of 1.2%. In nominal terms, however, Boulder GDP actually grew slightly, by 0.7%, in 2009, reflecting upward price pressures even during the downtown. In 2018, Boulder Country’s real GDP grew by 2.9%.
LOCAL ECONOMY 29
VENTURE CAPITAL INVESTMENT A high concentration of advanced technology industries has helped fuel venture capital (VC) investment in Boulder firms. According to data from CB Insights, from 2014–2019 (year-to-date through Q3 2019), over $2.8 billion was invested in firms in the city of Boulder, representing 28.3% of the total VC investment in Colorado companies over this period. In 2018, Boulder recorded $409.4 million in VC funding, or 28.9% of the total for Colorado. Year-to-date through Q3 2019, firms located in the city of Boulder received $403 million in VC funding (40% of the total for Colorado companies).
YEAR
LOCAL ECONOMY
2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019
BOULDER $243,000,000 $84,000,000 $236,000,000 $161,000,000 $111,000,000 $267,000,000 $205,000,000 $203,000,000 $485,000,000 $409,400,000 $403,000,000
COLORADO $657,000,000 $487,000,000 $843,000,000 $1,068,000,000 $726,000,000 $1,135,000,000 $1,022,000,000 $361,000,000 $1,181,000,000 $1,417,200,000 $1,016,800,000 Source: CB Insights
2019 investment represents Q1-3. Note: Data includes seed/angel, VC, and other venture capital; it excludes convertible notes, private equity, growth equity, debt, grant, M&A, IPO, dead, and other.
Boulder Economic Council • Winter 2019 Market Profile
30
TOURISM According to the most recent Boulder Convention and Visitors Bureau’s Economic Impact of Tourism report, the economic impact of tourism in the City of Boulder topped half a billion ($515.4 million) in 2015. The estimated number of jobs in the City of Boulder attributable to tourism is 7,105, including 5,731 jobs directly tied to the tourism industry. Estimated visitor-days (nights) totaled nearly 3.3 million in 2015, including 1.4 million day visitors and 1.9 million overnight visitors, in 2015. The report estimates total visitor expenditures of $422.8 million for the year.
RETAIL SALES Retail sales activity in the Boulder area has increased year-to-date through August in 2019 compared to 2018. Over this period, retail sales tax collections increased by 3.8% year-to-date through August 2019.
City of Boulder Sales and Use Taxes YTD through September Sources - Related to Current Economic Activity
2018 ($)
2019 ($)
$ Change
YTD % Change
12 Month % Change
Sales Tax
77,986,127
$80,973,789
Rec MJ Additional 3.5%
1,330,278
1,369,423
39,145
2.94%
(2.00%)
Business Use Tax
9,214,069
8,206,575
(1,007,494)
(10.93%)
(24.87%)
Construction Use Tax
9,908,255
8,961,597
(946,658)
(9.55%)
(6.30%)
Motor Vehicle Use Tax
3,458,286
3,756,995
298,709
8.64%
10.60%
101,897,015
103,268,380
1,371,665
1.35%
(0.74%)
3.83%
3.09%
LOCAL ECONOMY
Total Sales & Use Tax based on current economic activity
$2,987,662
Source: City of Boulder Sales & Use Tax Revenue Report, September 2019. 31
ABOUT THE BOULDER ECONOMIC COUNCIL The Boulder Economic Council, the economic development arm of the Boulder Chamber, is a group of prominent business and community leaders committed to Boulder and its economic well-being. The council supports the healthy business sector necessary to sustain the cultural amenities, education, transit, open space and other facets of Boulder’s outstanding quality of life. The group helps lead the community in creating an economic vision and strategy that fosters primary employer retention and growth. Boulder Economic Council investors are uniquely positioned to help formulate major economic initiatives that shape Boulder’s future by virtue of their individual standings in the community, knowledge of the market, familiarity with available resources and the collaborative relationships they have established. Council investors and staff work to promote Boulder’s economic vitality through work with both emerging and established enterprises. Boulder Economic Council activities include working to retain Boulder’s home-grown businesses that have helped to create the character of our community; providing information and support for local businesses and companies interested in Boulder; supporting organizations that provide entrepreneurs with training, networking, mentoring, and access to funding sources; creating a unified voice for a strong local economy through private/public partnerships; and participating in regional and statewide economic initiatives.
2019 BOULDER ECONOMIC COUNCIL INVESTORS Ball Aerospace Berg Hill Greenleaf & Ruscitti BizWest BOK Financial Boulder Area Realtors Association Boulder Chamber Boulder Community Health Foundation Boulder Convention & Visitors Bureau Boulder County Boulder Medical Center Boulder Valley School District Bryan Cave Leighton Paisner LLP Celestial Seasonings City of Boulder CliftonLarsonAllen Colorado Enterprise Fund The Colorado Group, Inc. Corden Pharma Crescent Real Estate LLC Crestone Capital
Daily Camera Dean Callan & Company, Inc. Eide Bailly Elevations Credit Union Emerson - Micro Motion Envision Energy First National Bank First Western Trust Front Range Community College Gibbons-White, Inc. Google The Hiltons on Canyon Hotel Boulderado IBM JPMorgan Chase Justin’s KPMG Land Title Guarantee Company Lexmark International Lily’s Sweets
Boulder Economic Council • Winter 2019 Market Profile
Lockheed Martin Macerich/29th Street MidFirst Bank Northrop Grumman Plante Moran Premier Members Credit Union Qualcomm Snell & Wilmer LLP Tebo Properties Terrapin Care Station Trimble Twitter University of Colorado Boulder Wells Fargo Bank Western Disposal The WW Reynolds Companies Xcel Energy Zayo Group
32
33
2440 PEARL ST. ◆ BOULDER, CO 80302 ◆ WWW.BOULDERECONOMICCOUNCIL.ORG