Location: Greeley, CO | Metro: Greeley, 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 | $1,480 |
| 1 Bedroom | $1,550 |
| 2 Bedrooms | $1,960 |
| 3 Bedrooms | $2,710 |
| 4 Bedrooms | $3,280 |
| 5 Bedrooms | $3,805 |
| 6 Bedrooms | $4,262 |
| 7 Bedrooms | $4,603 |
| 8 Bedrooms | $4,833 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,960 | $363,494 | 0.54% | F |
| 3BR | $2,710 | $477,476 | 0.57% | F |
| 4BR | $3,280 | $540,662 | 0.61% | D |
U.S. Census Bureau data (2024)
The market in ZIP 80514, Dacono, Colorado, presents a dynamic scenario where demand appears to be closely matching supply. With a Fair Market Rent (FMR) of $1,690 for the fiscal year 2024 and a market rent of $1,827 according to the Census American Community Survey, there is a slight premium on actual rental prices over government-set guidelines. This indicates that the local rental market is somewhat robust, yet not overheated.
The 0.2% price-cut share suggests that landlords and property owners are generally able to set their rents without needing to significantly reduce them to attract tenants, which points to a balanced market condition. The median home value of $501,772 reflects a stable housing market, where neither extreme appreciation nor depreciation is observed.
A key indicator of long-term housing pressure in Dacono is the 14.3% renter share. While this percentage might seem low compared to urban centers, it signifies a segment of the population that is consistently seeking rental properties. This can imply ongoing pressure on rental availability, as a portion of the housing stock is dedicated to the rental market rather than owner-occupied homes. As the area continues to develop, the need for rental units may persist, keeping rental rates relatively steady.
In summary, ZIP 80514 shows signs of a market where supply meets demand, but with an underlying trend suggesting potential for gradual growth in both rental and home ownership markets. Landlords and small-portfolio investors should consider the balance between FMR and market rent, alongside the median home value, to make informed decisions about property investments and management strategies in this region.
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.