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 | $1,480 |
| 1 Bedroom | $1,580 |
| 2 Bedrooms | $1,890 |
| 3 Bedrooms | $2,470 |
| 4 Bedrooms | $2,750 |
| 5 Bedrooms | $3,190 |
| 6 Bedrooms | $3,573 |
| 7 Bedrooms | $3,859 |
| 8 Bedrooms | $4,052 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,890 | $358,328 | 0.53% | F |
| 3BR | $2,470 | $488,758 | 0.51% | F |
| 4BR | $2,750 | $559,645 | 0.49% | F |
| 5BR | $3,190 | $821,648 | 0.39% | F |
U.S. Census Bureau data (2024)
ZIP 80102 is located in Fort Collins, CO, a city known for its high quality of life and proximity to natural amenities. This neighborhood is predominantly composed of homeowners, with only 10.9% of the 6,690 residents being renters. The median household income in ZIP 80102 stands at a robust $113,125, indicating a relatively affluent community. Median home values are also high, sitting at $523,846, which reflects the overall economic standing of the area.
Despite the low percentage of renters, the rental market in ZIP 80102 is still significant due to the sizeable population. According to the latest data, the Fair Market Rent (FMR) for the zip code in fiscal year 2024 is set at $1,680. In comparison, the Census ACS reports the average market rent at $1,421, suggesting that there is a slight premium for federally subsidized housing units under the Section 8 program. This premium could be indicative of the demand for affordable housing options in an otherwise expensive area.
The dynamics of the ZIP 80102 rental market make it particularly appealing for both hands-off voucher operators and hands-on value-add buyers. For hands-off operators, the premium on Section 8 rents over market rates means steady, government-backed income without the need for extensive property management. On the other hand, value-add buyers can leverage the strong local economy and high home values to improve properties and increase their rental appeal, thereby potentially commanding higher rents than the FMR.
In summary, ZIP 80102 offers a unique investment opportunity within a prosperous part of Fort Collins. Whether you're looking for passive income through Section 8 vouchers or seeking to actively manage and enhance your rental portfolio, the data points to a favorable environment for real estate investments.
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.