Location: Washington County, 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 | $1,090 |
| 1 Bedroom | $1,120 |
| 2 Bedrooms | $1,460 |
| 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: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,960 | $378,437 | 0.52% | F |
U.S. Census Bureau data (2024)
The real estate market in ZIP 80741 presents a nuanced landscape that landlords and small-portfolio investors should carefully consider. With a median home value of $347,402, the area reflects a stable housing market, but the lack of percentage of listings being reduced and the median days on market (DOM) indicate a scarcity of recent transactional data. This absence suggests that the market has been relatively static, without significant downward pressure on prices.
On the rental side, the Federal Market Rent (FMR) for ZIP 80741 in fiscal year 2024 is set at $1,530, which contrasts with the current market rate of $1,161 as reported by the Census ACS. This discrepancy highlights an opportunity for landlords who can position their properties competitively within the higher FMR range, thereby attracting government-subsidized tenants such as those under Section 8. The potential to command rents closer to the FMR level signals strong pricing power, especially if the local economy supports higher rental values.
For long-term investors, the setup implies a cautious approach to appreciation expectations. While the median home value suggests a solid base, the lack of recent reductions in listing prices and limited DOM data points to a market that is neither overheating nor cooling rapidly. Therefore, realistic appreciation theses must be grounded in broader economic indicators and local development trends rather than speculative assumptions. Long-term investors should focus on steady cash flows from rentals and the potential for gradual value increases tied to overall economic growth and infrastructure improvements.
In summary, the current data in ZIP 80741 points towards a balanced market with opportunities for landlords to leverage higher rental rates, particularly through Section 8 programs. However, appreciation is likely to be modest and should not be the primary driver for investment decisions in this area.
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.