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 | $1,060 |
| 1 Bedroom | $1,120 |
| 2 Bedrooms | $1,410 |
| 3 Bedrooms | $1,960 |
| 4 Bedrooms | $2,340 |
| 5 Bedrooms | $2,714 |
| 6 Bedrooms | $3,040 |
| 7 Bedrooms | $3,283 |
| 8 Bedrooms | $3,447 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,960 | $574,218 | 0.34% | F |
U.S. Census Bureau data (2024)
The HUD Fair Market Rent (FMR) for ZIP 80611 in fiscal year 2024 is set at $1250. This figure represents the maximum amount that landlords can charge voucher holders under the Section 8 program. However, the Census ACS reports an average market rent of $933 for the same area.
This comparison indicates that voucher tenants in ZIP 80611 will generally cashflow positively at the FMR rate. Landlords can expect to earn significantly more than the market average when renting to Section 8 voucher holders, making it a lucrative option compared to non-voucher rentals.
The median home value in ZIP 80611 is $584,584. To derive the rent-to-price ratio, we can use the FMR of $1250 as a proxy for rental income. The annual rental income would be approximately $15,000 ($1250 x 12 months). Therefore, the rent-to-price ratio is about 2.57%, calculated as ($15,000 / $584,584) * 100. This suggests that the rental income is relatively low compared to the property values, indicating that the area may be more attractive for homeownership rather than rental investment.
The data does not provide specific information on the median days on market (DOM) or the percentage of homes that experienced price cuts. However, given the significant difference between the FMR and the market rent, these metrics likely do not impact the decision-making process for investors focused on Section 8 vouchers.
In conclusion, the strongest angle for Section 8 investors in ZIP 80611 is cashflow. With the HUD FMR well above the market rent, landlords can secure higher rental income while providing affordable housing options to voucher recipients. This makes the area particularly attractive for those looking to maximize their returns through positive cashflow.
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.