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 | $880 |
| 1 Bedroom | $960 |
| 2 Bedrooms | $1,190 |
| 3 Bedrooms | $1,440 |
| 4 Bedrooms | $1,850 |
| 5 Bedrooms | $2,146 |
| 6 Bedrooms | $2,404 |
| 7 Bedrooms | $2,596 |
| 8 Bedrooms | $2,726 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $960 | $236,621 | 0.41% | F |
| 2BR | $1,190 | $368,373 | 0.32% | F |
| 3BR | $1,440 | $506,685 | 0.28% | F |
| 4BR | $1,850 | $634,975 | 0.29% | F |
U.S. Census Bureau data (2024)
The economics of Section 8 housing in ZIP code 81252, Silver Cliff, CO, are straightforward when analyzed. The SAFMR (Small Area Fair Market Rent) for a two-bedroom apartment in this ZIP code for fiscal year 2026 is $1,110. However, the local market rent for a similar unit is significantly lower at $940, according to the latest Census ACS data.
A Section 8 voucher works by covering the difference between the local market rent and the SAFMR, plus any utility allowances. In ZIP 81252, the voucher program will reimburse the landlord up to the SAFMR of $1,110. The tenant is responsible for paying approximately 30% of their adjusted income towards rent. For simplicity, let's assume a tenant's contribution is $300. This leaves the remaining amount to be covered by the voucher.
The calculation is as follows:
In this scenario, the voucher would cover $810 of the local market rent. Since the local market rent is $940, there is a reimbursement gap of $940 - $810 = $130. This means landlords would need to either reduce their rent to match the voucher amount or accept a lower payment for the unit. Alternatively, if the landlord charges exactly $1,110, then the voucher would cover the full amount, leaving no surplus or deficit.
To summarize, landlords in ZIP 81252 should expect a reimbursement gap of $130 on a two-bedroom unit priced at the local market rate of $940, or they can charge up to $1,110 and receive full reimbursement without a gap. The SAFMR is set specifically for this ZIP code, ensuring that it reflects the unique economic conditions of the 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.