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 | $2,070 |
| 1 Bedroom | $2,160 |
| 2 Bedrooms | $2,560 |
| 3 Bedrooms | $3,360 |
| 4 Bedrooms | $3,760 |
| 5 Bedrooms | $4,362 |
| 6 Bedrooms | $4,885 |
| 7 Bedrooms | $5,276 |
| 8 Bedrooms | $5,540 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $2,160 | $287,835 | 0.75% | D |
| 2BR | $2,560 | $447,927 | 0.57% | F |
| 3BR | $3,360 | $531,657 | 0.63% | D |
| 4BR | $3,760 | $617,187 | 0.61% | D |
| 5BR | $4,362 | $731,937 | 0.6% | F |
U.S. Census Bureau data (2024)
ZIP code 80021, located in Westminster, CO, is part of the larger Denver-Aurora-Centennial, CO MSA. Its Fair Market Rent (FMR) for fiscal year 2024 is set at $2530. Comparatively, the average market rent across typical ZIP codes within the Denver-Aurora-Centennial MSA is around $1,794, indicating that ZIP 80021 has a higher subsidized rental rate compared to the general market.
The median home value in ZIP 80021 stands at $562,899, which is slightly above the average for the Denver-Aurora-Centennial MSA. However, the renter share in 80021 is notably high at 50.4%, surpassing the typical percentage found in other ZIP codes within the same metro area. This suggests that there is a significant portion of residents who prefer or need to rent rather than own their homes.
Given these figures, ZIP 80021 can be classified as a mid-tier neighborhood within the Denver-Aurora-Centennial MSA. The higher FMR compared to the average market rent indicates a favorable position for landlords participating in the Section 8 program, as they receive a subsidy that exceeds the typical rental rates in the area. Additionally, the elevated renter share combined with home values that are above average but not exorbitant points towards an area where rental properties can be both profitable and attractive to tenants.
The divergence between the high renter share and the median home values suggests that 80021 could be considered a sweet spot for Section 8 investors. Landlords can benefit from higher subsidies while maintaining a reasonable investment cost, making it a strategic location for those looking to balance risk and reward in their rental portfolio.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). 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.