Location: Washington County, CO | Metro: Lincoln County, CO
| Unit Size | Monthly FMR |
|---|---|
| Studio | $770 |
| 1 Bedroom | $780 |
| 2 Bedrooms | $1,010 |
| 3 Bedrooms | $1,400 |
| 4 Bedrooms | $1,560 |
| 5 Bedrooms | $1,810 |
| 6 Bedrooms | $2,027 |
| 7 Bedrooms | $2,189 |
| 8 Bedrooms | $2,298 |
U.S. Census Bureau data (2024)
25.8% of residents in ZIP code 80818 are renters, indicating a significant portion of the population relies on rental housing. This statistic underscores the importance of understanding the local rental market dynamics for landlords and small-portfolio investors. $970 is the Fair Market Rent (FMR) for the metro area as of fiscal year 2026, which serves as a benchmark for rental prices in the area. However, the actual market rent stands at $947 according to Census ACS data, suggesting that rental prices are slightly below the FMR. This discrepancy can be a strategic advantage for investors looking to offer competitive rents while still aligning with government standards.
$56,518 is the median income in ZIP 80818, providing insight into the financial capabilities of potential tenants. Given this income level, the $947 market rent represents approximately 17% of the median household's monthly income, which is generally considered affordable. The absence of median home value data and days on market (DOM) figures indicates a strong focus on the rental market rather than homeownership in this area. Similarly, the lack of data on the percentage of homes that have had their prices cut suggests a stable housing market without significant downward pressure on property values.
The Fair Market Rent of $970 for ZIP 80818 offers a clear guideline for landlords participating in the Section 8 program. It ensures that rents are set at levels that are both reasonable and reflective of the local housing market. For small-portfolio investors, this figure provides a threshold for maintaining profitability while adhering to federal guidelines. With 25.8% of the population being renters and the market rent at $947, there is a substantial demand for rental properties that can be met through participation in the Section 8 program.
Section 8 Verdict: ZIP 80818 presents a favorable environment for Section 8 participation, with a strong renter base and market rents that are competitive yet aligned with federal guidelines.
Data Sources: FMR data from HUD (2027). 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.