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 | $1,130 |
| 1 Bedroom | $1,190 |
| 2 Bedrooms | $1,500 |
| 3 Bedrooms | $2,080 |
| 4 Bedrooms | $2,510 |
| 5 Bedrooms | $2,912 |
| 6 Bedrooms | $3,261 |
| 7 Bedrooms | $3,522 |
| 8 Bedrooms | $3,698 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,500 | $354,016 | 0.42% | F |
| 3BR | $2,080 | $449,036 | 0.46% | F |
U.S. Census Bureau data (2024)
The potential pitfalls for landlords investing in ZIP 80650 in Pierce, CO, under the Section 8 program are significant. Tenant turnover poses a notable risk, as the market rent stands at $1,144, while the Fair Market Rent (FMR) for FY 2024 is $1,590. This discrepancy can lead to higher tenant churn as participants may struggle to afford the difference between the subsidized amount and the actual rent.
Vacancy exposure is another concern. The days on market (DOM) for properties in this area is not available, which makes it difficult to predict how long a property might remain vacant between tenants. Given the high renter density, landlords should expect a competitive landscape for voucher holders, which could prolong vacancies.
Deferred maintenance is also a critical issue. With a typical home value of $470,921 and a median income of $57,083, homeowners may be inclined to defer costly repairs, especially if they rely on Section 8 rents that are lower than market rates. This can result in higher maintenance costs over time, affecting the overall profitability of the investment.
Despite these risks, there is a silver lining. The renter share in ZIP 80650 is 13.9%, indicating a relatively high concentration of renters. High renter density often correlates with increased demand for housing vouchers, potentially easing the challenge of finding qualified tenants. However, this demand does not mitigate the financial gap between market rents and FMR subsidies.
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.