Location: Greeley, CO | Metro: Boulder, 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 | $1,620 |
| 1 Bedroom | $1,660 |
| 2 Bedrooms | $1,920 |
| 3 Bedrooms | $2,540 |
| 4 Bedrooms | $2,920 |
| 5 Bedrooms | $3,387 |
| 6 Bedrooms | $3,793 |
| 7 Bedrooms | $4,096 |
| 8 Bedrooms | $4,301 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,920 | $436,452 | 0.44% | F |
| 3BR | $2,540 | $544,621 | 0.47% | F |
| 4BR | $2,920 | $655,859 | 0.45% | F |
| 5BR | $3,387 | $749,811 | 0.45% | F |
U.S. Census Bureau data (2024)
The potential pitfalls of investing in Section 8 housing in ZIP 80513, Berthoud, CO, include significant tenant turnover due to the disparity between the market rent of $2,573 and the Fair Market Rent (FMR) of $1,950 for FY 2024. This difference can lead to frequent changes in occupancy, which may increase operational costs and management challenges.
Vacancy exposure is another concern, considering the average days on market (DOM) is 53 days. This period leaves properties unoccupied and not generating income, while still incurring maintenance and holding costs.
Deferred maintenance poses a risk as well, especially given the typical home value of $605,105 and the median income of $126,726. The cost of upkeep and necessary repairs can be substantial relative to the income level, potentially straining the financial resources of landlords and small-portfolio investors.
However, these risks are offset by the high concentration of renters in the area, with a 10.4% renter share. A higher percentage of renters typically indicates greater demand for Section 8 vouchers, leading to a steady stream of tenants who can afford the rent through government assistance.
Verdict: Moderate risk for a first-time Section 8 landlord.
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.