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 | $1,660 |
| 1 Bedroom | $1,740 |
| 2 Bedrooms | $2,060 |
| 3 Bedrooms | $2,700 |
| 4 Bedrooms | $3,020 |
| 5 Bedrooms | $3,503 |
| 6 Bedrooms | $3,923 |
| 7 Bedrooms | $4,237 |
| 8 Bedrooms | $4,449 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $2,060 | $372,181 | 0.55% | F |
| 3BR | $2,700 | $566,739 | 0.48% | F |
U.S. Census Bureau data (2024)
The ZIP code 80103, located in Byers, CO, presents an interesting scenario when viewed from the renter's perspective. The median household income in this area is $102,656. At first glance, this figure might suggest that residents have a comfortable financial cushion. However, the reality is more nuanced when considering the local rental market.
The market rate for rentals in 80103 is $1,860 per month, according to Census ACS data. This places a significant burden on households, especially when you consider that the average monthly rent consumes nearly 21% of the median annual income. This means that after paying rent, households have limited disposable income for other necessities such as food, healthcare, and transportation.
Comparing this to the federal payment standard for housing vouchers, which is set at $1,840 for the fiscal year 2024, it becomes evident that the voucher amount closely aligns with the market rate. This suggests that voucher holders can access the same quality of housing as those who pay market rates out-of-pocket, without placing an undue financial strain on landlords.
With only 20.0% of the 3,215 population being renters, the competition among landlords is relatively low. This means that landlords can attract tenants more easily compared to areas with higher percentages of renters. However, the tight alignment between market rents and voucher payments implies that landlords may not see a significant difference in revenue whether they accept vouchers or rely solely on cash-paying tenants.
The takeaway for landlords considering their strategy in ZIP 80103 is clear: accepting housing vouchers can be a viable option to fill vacancies and maintain steady cash flow. Given the modest population and low renter percentage, landlords should be prepared to offer competitive terms to attract tenants, regardless of whether they are paying with vouchers or cash. Landlords who diversify their tenant base to include both types of payers will likely find themselves better positioned to weather any potential changes in the local rental market dynamics.
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.