Location: Fremont County, CO | Metro: Custer 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 | $1,070 |
| 1 Bedroom | $1,100 |
| 2 Bedrooms | $1,440 |
| 3 Bedrooms | $1,800 |
| 4 Bedrooms | $2,240 |
| 5 Bedrooms | $2,598 |
| 6 Bedrooms | $2,910 |
| 7 Bedrooms | $3,143 |
| 8 Bedrooms | $3,300 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,100 | $228,734 | 0.48% | F |
| 2BR | $1,440 | $251,335 | 0.57% | F |
| 3BR | $1,800 | $348,111 | 0.52% | F |
| 4BR | $2,240 | $413,241 | 0.54% | F |
| 5BR | $2,598 | $538,373 | 0.48% | F |
U.S. Census Bureau data (2024)
27.0% of residents in ZIP 81212 are renters, indicating a significant portion of the population relies on rental housing. The $1,240 Fair Market Rent (FMR) set for the metro area in fiscal year 2026 shows the benchmark for rental assistance payments. In contrast, the actual market rent, measured by ZORI, stands at $1,431, suggesting landlords can expect to charge slightly above the FMR for competitive rates. The median home value in the area is $329,652, which is a key figure for real estate investors looking to purchase properties. Meanwhile, the median income of $64,235 provides insight into the financial capacity of potential tenants. A 74-day Days on Market (DOM) average indicates that properties typically take about two and a half months to sell, which is crucial information for those planning to liquidate their investments quickly. Lastly, the 0.2% price-cut share reveals that very few listings require price reductions, pointing to a stable market where properties retain their value well. Given these figures, investing in Section 8 properties in ZIP 81212 remains a solid strategy, ensuring steady income through government-backed rental assistance.
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.