Location: Summit County, CO | Metro: Summit County, CO
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 | $1,820 |
| 2 Bedrooms | $2,380 |
| 3 Bedrooms | $2,840 |
| 4 Bedrooms | $3,230 |
| 5 Bedrooms | $3,747 |
| 6 Bedrooms | $4,197 |
| 7 Bedrooms | $4,533 |
| 8 Bedrooms | $4,760 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,820 | $501,959 | 0.36% | F |
| 2BR | $2,380 | $762,380 | 0.31% | F |
| 3BR | $2,840 | $1,092,044 | 0.26% | F |
| 4BR | $3,230 | $1,691,641 | 0.19% | F |
| 5BR | $3,747 | $2,246,471 | 0.17% | F |
U.S. Census Bureau data (2024)
The market analysis for Section 8 investors in ZIP code 80435, located in Keystone, CO, within the Summit County metro area, reveals a significant gap between the Federal Market Rent (FMR) set by HUD and the actual market rents. For fiscal year 2026, HUD has established an FMR of $2,140 for the metro area, while the market rent, as measured by ZORI (Zillow Observed Rent Index), stands at $3,356. This indicates that voucher tenants would only cashflow marginally in Keystone, CO, with the typical units being below the market rent but still requiring some subsidy to meet the FMR.
To further understand the investment landscape, consider the median home value of $840,979. The rent-to-price ratio, which compares the annual rent to the purchase price of a home, can be calculated as follows: ($3,356 * 12) / $840,979 = 0.047, or approximately 4.7%. This low ratio suggests that rental income alone may not fully justify the high property values in the area, making appreciation a key factor for potential returns.
The dynamics of the rental versus buying market are also important. With a median Days on Market (DOM) of N/A and a price-cut share of 0.2%, it's evident that the real estate market in Keystone, CO, is highly stable and competitive, favoring buyers who are willing to pay the full asking price without delay. However, these metrics do not directly impact the decision-making process for Section 8 investors, as they are more concerned with the ability to cashflow and the long-term stability of their investments.
In conclusion, the strongest angle for Section 8 investors in ZIP 80435 is stability. Despite the marginal cashflow, the robust and consistent market conditions ensure that properties remain occupied, reducing the risk of vacancies and providing steady, reliable income streams over time.
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.