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 | $1,910 |
| 1 Bedroom | $1,990 |
| 2 Bedrooms | $2,360 |
| 3 Bedrooms | $3,100 |
| 4 Bedrooms | $3,460 |
| 5 Bedrooms | $4,014 |
| 6 Bedrooms | $4,496 |
| 7 Bedrooms | $4,856 |
| 8 Bedrooms | $5,099 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,990 | $352,624 | 0.56% | F |
| 2BR | $2,360 | $516,736 | 0.46% | F |
| 3BR | $3,100 | $706,989 | 0.44% | F |
U.S. Census Bureau data (2024)
The ZIP code 80420, located in Alma, CO, stands out within Park County due to its unique demographic and economic characteristics. With a population of 1,246 residents, it has a relatively high rental rate at 40.2%, indicating a significant portion of the community relies on leased properties. The median household income in this area is $86,705, which is notably higher than the national average, suggesting a well-off community. Despite this affluence, the median home value is $604,371, which is lower than expected given the income levels, pointing to an interesting dynamic where residents might prefer renting over owning.
In terms of Section 8 voucher economics, the Fair Market Rent (FMR) for ZIP 80420 in fiscal year 2024 is set at $1,770, significantly below the market rent of $2,295, as reported by the Census Bureau's American Community Survey (ACS). This discrepancy means that landlords accepting Section 8 vouchers in Alma will receive less than the market rate, potentially making these properties less attractive to those seeking higher returns. However, the difference between the FMR and market rent also suggests a gap that could be filled by affordable housing initiatives, possibly benefiting both tenants and landlords who are willing to work within the voucher system.
Evaluating the data signature of ZIP 80420, it reads as stable rather than transitional. The population size and rental rate have remained consistent, indicating a steady demand for rental properties. Additionally, the median income level suggests a stable employment base and economic environment, which supports a consistent flow of rental income for landlords. While the lower median home value might suggest some affordability concerns, the overall stability of the other indicators points to a reliable market for small-portfolio investors and landlords who wish to engage with the Section 8 program.
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.