Location: Denver-Aurora-Centennial, CO | Metro: Denver-Aurora-Centennial, CO MSA
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,950 |
| 1 Bedroom | $2,030 |
| 2 Bedrooms | $2,410 |
| 3 Bedrooms | $3,160 |
| 4 Bedrooms | $3,540 |
| 5 Bedrooms | $4,106 |
| 6 Bedrooms | $4,599 |
| 7 Bedrooms | $4,967 |
| 8 Bedrooms | $5,215 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $2,030 | $203,917 | 1% | C |
| 2BR | $2,410 | $350,808 | 0.69% | D |
| 3BR | $3,160 | $457,699 | 0.69% | D |
| 4BR | $3,540 | $502,023 | 0.71% | D |
| 5BR | $4,106 | $546,991 | 0.75% | D |
U.S. Census Bureau data (2024)
Located in the southeastern quadrant of Aurora, ZIP code 80013 is characterized by a blend of master-planned residential communities and convenient commercial corridors. This area is defined by its proximity to major employment hubs, particularly the Anschutz Medical Campus and the University of Colorado Hospital, which sit just west of this neighborhood and provide a steady stream of healthcare professionals. The area features well-maintained suburban developments, parks, and easy access to the E-470 tollway, making it a practical choice for commuters seeking connectivity to the broader Denver metro area.
From a financial perspective, the data indicates a favorable spread for voucher holders. The FY2026 HUD 2BR Fair Market Rent is set at $2,280, which sits above the current market rent of $2,073, creating a positive gap of $207. This premium, combined with a median home value of $470,375 and a median 2BR sale price of $362,482, suggests that leverage is available. With properties moving at a median of 30 days, the market is active but not overheated, allowing investors to secure assets that support Section 8 rates without immediate overpayment relative to comparable non-subsidized units.
The tenant profile here is robust, anchored by a median household income of $101,191 and a renter share of 25.1%. While the income levels suggest homeownership is attainable for many, the substantial presence of the medical campus drives consistent demand for high-quality rentals. Families are drawn to the area for its access to highly-rated schools within the Cherry Creek School District and neighborhood amenities like the Aurora Reservoir. These factors help ensure that voucher holders in this pool are likely to be stable, working tenants rather than transient populations.
The Section 8 verdict for Aurora 80013 leans heavily toward cash flow and stability. The specific $207 differential between the FMR ($2,280) and market rent ($2,073) provides a reliable safety margin for investors, insulating rent rolls from minor market softening. Furthermore, the institutional gravity of the nearby medical campus ensures long-term tenant demand, making this ZIP code a solid target for acquiring portfolios where consistent, government-backed income is the priority.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.