Location: Washington County, CO | Metro: Morgan County, CO
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 | $900 |
| 1 Bedroom | $930 |
| 2 Bedrooms | $1,210 |
| 3 Bedrooms | $1,680 |
| 4 Bedrooms | $1,880 |
| 5 Bedrooms | $2,181 |
| 6 Bedrooms | $2,443 |
| 7 Bedrooms | $2,638 |
| 8 Bedrooms | $2,770 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,210 | $213,120 | 0.57% | F |
| 3BR | $1,680 | $302,496 | 0.56% | F |
| 4BR | $1,880 | $369,346 | 0.51% | F |
U.S. Census Bureau data (2024)
The real estate market in ZIP code 80723, Brush, CO, presents a nuanced picture that balances both challenges and opportunities for landlords and small-portfolio investors. With a median home value set at $297,299, the area has established a baseline that reflects the local economy's strength and the housing stock's quality. However, the fact that only 0.3% of listings have reduced their prices indicates a resilient market where sellers maintain a significant degree of pricing power. This resilience suggests that demand remains steady, supporting current values and implying that further price reductions are unlikely in the near future.
The median days on market (DOM) being listed as N/A signals either an exceptionally quick market or a lack of sufficient data points to calculate an accurate average. In either case, it aligns with the observation of limited price reductions, pointing towards a seller's market where homes are moving swiftly once listed at the right price point. This dynamic supports the notion that pricing power will remain strong over the next 12-24 months, as long as the local economy sustains its current trajectory.
On the rental side, the Federal Market Rent (FMR) for the metro area is projected to be $1,240 for fiscal year 2026, while the current market rate stands at $696 according to the Census ACS. This significant gap highlights the potential for rental income growth if market rates begin to converge with FMR estimates. Landlords and investors should prepare for possible increases in rental demand as economic conditions improve and market rates adjust upwards.
For long-term hold investors, the setup in Brush, CO, offers a realistic appreciation thesis based on the current pricing power and the potential for rental income growth. The steady demand and limited supply pressures suggest that property values could appreciate gradually over time, especially if economic factors such as employment and population growth support the local housing market. However, the lack of substantial historical appreciation data means that any increase must be viewed through the lens of cautious optimism, grounded in the observed market dynamics and future projections.
In summary, the combination of a median home value of $297,299, minimal price reductions, and a favorable gap between current market rents and future FMRs paints a picture of a market with strong seller and landlord positions. Investors can leverage this environment to secure properties at current values and anticipate gradual improvements in both property values and rental incomes, provided they align their strategies with the underlying economic fundamentals of Brush, CO.
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.