Location: Grand County, CO | Metro: Grand 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 | $1,360 |
| 1 Bedroom | $1,450 |
| 2 Bedrooms | $1,830 |
| 3 Bedrooms | $2,180 |
| 4 Bedrooms | $2,600 |
| 5 Bedrooms | $3,016 |
| 6 Bedrooms | $3,378 |
| 7 Bedrooms | $3,648 |
| 8 Bedrooms | $3,830 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,450 | $296,410 | 0.49% | F |
| 2BR | $1,830 | $487,405 | 0.38% | F |
| 3BR | $2,180 | $802,045 | 0.27% | F |
| 4BR | $2,600 | $1,108,365 | 0.23% | F |
| 5BR | $3,016 | $1,541,665 | 0.2% | F |
U.S. Census Bureau data (2024)
ZIP code 80446 represents a suburban area within Granby, Colorado, characterized by a relatively small population of 4,017 residents. Approximately one-third of the residents, or 33.1%, are renters, indicating a modest but present demand for rental properties. The median household income in this area stands at $74,973, suggesting a middle-class community with a decent financial standing. Correspondingly, the median home value in ZIP 80446 is $733,049, reflecting a higher-end residential market typical of many Colorado communities.
Moving into the specifics of the rental market, the Fair Market Rent (FMR) for the metro area in fiscal year 2026 is projected to be $1,460. This figure contrasts sharply with the actual market rent, which is measured at $2,735 using the Zillow Observed Rent Index (ZORI). This discrepancy highlights a significant gap between the government-subsidized rental rates and the prevailing market rates, which can be a critical factor for Section 8 investors.
The economic landscape of ZIP 80446 suggests that it would be better suited for a hands-on value-add buyer rather than a hands-off voucher operator. The high market rent compared to the FMR indicates that there is ample opportunity for landlords who are willing to manage their properties actively and attract tenants paying above the subsidized rate. While Section 8 vouchers can provide a steady stream of income, the potential to capture a larger portion of the market rent makes this area more appealing for investors looking to enhance property value through active management and renovations.
To conclude, ZIP 80446 offers a niche investment opportunity for those who understand the dynamics of subsidized housing and the broader rental market. With a population that has the means to afford higher rents, the area presents a scenario where hands-on involvement can yield better returns than passive reliance on government subsidies alone.
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.