Location: Lake County, CO | Metro: Lake 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 | $1,330 |
| 1 Bedroom | $1,450 |
| 2 Bedrooms | $1,830 |
| 3 Bedrooms | $2,380 |
| 4 Bedrooms | $2,830 |
| 5 Bedrooms | $3,283 |
| 6 Bedrooms | $3,677 |
| 7 Bedrooms | $3,971 |
| 8 Bedrooms | $4,170 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,830 | $591,522 | 0.31% | F |
| 3BR | $2,380 | $728,220 | 0.33% | F |
U.S. Census Bureau data (2024)
The real estate landscape in Leadville, Colorado (ZIP 81251), is marked by a median home value of $640,765. This figure is critical for understanding the current market conditions and future potential. The fact that the percentage of listings being reduced is currently unavailable suggests a stable market where neither buyers nor sellers are significantly altering their expectations. Similarly, the unavailability of the median days on market (DOM) indicates a balanced scenario where homes are likely selling at or near their listed prices.
The setup points to a market with strong pricing power over the next 12-24 months. Landlords and small-portfolio investors can leverage this stability to maintain or slightly increase rental rates without risking vacancy. The Federal Market Rent (FMR) for the metro area, projected at $1,570 for fiscal year 2026, provides a benchmark for setting competitive rental prices. However, without specific data on the current market rents, it's prudent to align rental rates closely with the FMR to ensure occupancy remains high.
For long-term investors, the median home value and the current market signals suggest a realistic appreciation thesis. Leadville's unique position as a historic mining town with a growing interest in tourism and outdoor activities supports gradual price increases. The town's efforts to preserve its heritage while embracing modern amenities contribute to its appeal, which can translate into steady property value growth. As such, holding onto properties in this ZIP code is likely to yield positive returns, driven by the town's ongoing development and the broader trend towards appreciating real estate values in scenic locations.
The lack of recent volatility in listing reductions and DOM, coupled with the high median home value, implies a resilient market. Investors should expect a consistent demand for both rental and purchase properties. This consistency allows for careful planning and investment decisions that can capitalize on the town's enduring attractiveness and the potential for sustained appreciation.
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.