Location: Kit Carson County, CO | Metro: Kit Carson 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 | $830 |
| 1 Bedroom | $940 |
| 2 Bedrooms | $1,120 |
| 3 Bedrooms | $1,350 |
| 4 Bedrooms | $1,730 |
| 5 Bedrooms | $2,007 |
| 6 Bedrooms | $2,248 |
| 7 Bedrooms | $2,428 |
| 8 Bedrooms | $2,549 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,350 | $251,289 | 0.54% | F |
U.S. Census Bureau data (2024)
In ZIP code 80836, the Section 8 program operates under specific economic guidelines that impact both landlords and tenants. The SAFMR (Small Area Fair Market Rent) for a two-bedroom apartment in this ZIP code for fiscal year 2026 is set at $1,010. This figure represents the maximum amount that the housing authority will pay towards the rent of a two-bedroom unit under the Section 8 program.
The local market rent for a two-bedroom apartment, according to Census ACS data, is $1,792. This is significantly higher than the SAFMR, indicating a substantial difference between what landlords could charge without the voucher program and what they will receive with it.
A voucher holder is responsible for paying a portion of their income towards the rent, typically around 30%. If we assume an average income for a voucher recipient in this area, the tenant's contribution might be around $450, which is based on a gross monthly income of approximately $1,500. This amount is subject to change depending on the individual tenant's income level.
In addition to the tenant's contribution, there are utility allowances that can vary but are usually around $200-$300 per month. These allowances cover electricity, water, and other utilities that the tenant uses. Therefore, when factoring in the tenant's portion and utility allowances, the total reimbursement a landlord can expect from a voucher holder for a two-bedroom apartment is approximately $1,210-$1,310.
Given these numbers, landlords in ZIP 80836 who participate in the Section 8 program would face a shortfall compared to the local market rent. The typical reimbursement gap for a two-bedroom apartment would be $482-$582 per month, calculated as the difference between the local market rent ($1,792) and the total reimbursement range ($1,210-$1,310).
This economic reality means that landlords must carefully consider their costs and desired profit margins when deciding whether to accept Section 8 vouchers for their properties. While the program provides a steady stream of income guaranteed by the government, it also requires landlords to accept a lower rent than the market rate.
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.