Section 8 Fair Market Rent (FMR) for ZIP 80534 - 2027

Location: Greeley, CO | Metro: Fort Collins-Loveland, CO MSA

Investment Score for ZIP 80534

Monthly Rent (2BR)

$1,910

Median Price (2BR)

$380,099

1% Rule

0.5%

Annual Yield

6.03%

Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)

FY 2027 Fair Market Rent Rates

Unit Size	Monthly FMR
Studio	$1,500
1 Bedroom	$1,570
2 Bedrooms	$1,910
3 Bedrooms	$2,630
4 Bedrooms	$3,100
5 Bedrooms	$3,596
6 Bedrooms	$4,028
7 Bedrooms	$4,350
8 Bedrooms	$4,568

Investment Analysis by Bedroom Size

Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)

Bedrooms	Monthly FMR	Median Price	1% Rule	Grade
2BR	$1,910	$380,099	0.5%	F
3BR	$2,630	$480,371	0.55%	F
4BR	$3,100	$545,735	0.57%	F
5BR	$3,596	$609,494	0.59%	F

Demographics & Housing Statistics

U.S. Census Bureau data (2024)

Population

20,502

Median Household Income

$129,024

Housing Units

7,567

Renter Percentage

21.4%

Occupancy Rate

98.5%

Renter Occupied

1,594

The ZIP code 80534, located in Johnstown, Colorado, presents a unique blend of rural charm and proximity to urban amenities, making it an attractive location for both residents and investors. Nestled in the heart of Boulder County, this area offers a tranquil setting while still being within reach of major metropolitan areas.

The Fair Market Rent (FMR) for the zip code for fiscal year 2024 is set at $1850, indicating the rental prices that are considered fair by the U.S. Department of Housing and Urban Development (HUD).
The Zillow Observed Rent Index (ZORI) for the area stands at $1,943, reflecting the average rent price observed by Zillow for similar properties in the region.
The median home value in ZIP 80534 is $510,439, showcasing a robust housing market where property values have remained strong.
Renters make up 21.4% of the local housing market, suggesting a significant demand for rental properties but also a substantial owner-occupied population.
The Days on Market (DOM) for properties in this area is 77 days, which is relatively high and might indicate slower sales or rentals compared to more active markets.
The median household income in the area is $129,024, providing insight into the financial stability and purchasing power of the local residents.

Synthesizing these data points, investors looking to enter the Johnstown, CO market should expect a competitive yet stable environment. The close alignment between the HUD's FMR and Zillow's ZORI suggests a well-calibrated rental market. With a median home value exceeding half a million dollars and a median income over $129k, the area demonstrates strong economic fundamentals. However, the higher DOM figure indicates that patience may be required when listing properties, as they may take longer to sell or rent. Overall, the combination of a solid rental market and a high median income makes ZIP 80534 a promising investment opportunity for those willing to navigate its unique dynamics.

Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). 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.