Location: Montezuma County, CO | Metro: La Plata 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 | $1,100 |
| 1 Bedroom | $1,180 |
| 2 Bedrooms | $1,480 |
| 3 Bedrooms | $2,050 |
| 4 Bedrooms | $2,300 |
| 5 Bedrooms | $2,668 |
| 6 Bedrooms | $2,988 |
| 7 Bedrooms | $3,227 |
| 8 Bedrooms | $3,388 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,180 | $363,806 | 0.32% | F |
| 2BR | $1,480 | $460,348 | 0.32% | F |
| 3BR | $2,050 | $577,935 | 0.35% | F |
| 4BR | $2,300 | $662,132 | 0.35% | F |
U.S. Census Bureau data (2024)
13.6% of Mancos, CO's population are renters, indicating a moderate demand for rental properties in the area. The Fair Market Rent (FMR) for ZIP 81328, as determined by HUD for metro FY 2026, is set at $1,440. This figure represents the maximum amount that a Section 8 voucher holder can pay for housing, which is significantly lower than the local market rent, known as ZORI, at $2,200. Landlords considering participation in the Section 8 program should be aware of this gap between subsidized and market rents.
$513,664 is the median home value in Mancos, suggesting that property values are relatively stable and could provide a solid investment base. However, the median income of $72,522 indicates that many residents might struggle to afford market rates without assistance, making the Section 8 program particularly relevant for this community.
The lack of available data on days on market (DOM) and the percentage of price-cut shares does not necessarily imply poor performance but rather a need for deeper analysis into local market dynamics. It is crucial for investors to understand these nuances, as they can affect the profitability and occupancy rates of their rental properties.
In summary, with a fair market rent of $1,440 and a market rent of $2,200, landlords in Mancos, CO can expect a significant difference in rental income when comparing Section 8 vouchers to market-rate tenants. Given the median home value of $513,664 and the median income of $72,522, participating in the Section 8 program could help fill vacancies and ensure steady cash flow for those willing to navigate the administrative requirements.
Verdict: Participation in the Section 8 program is viable for landlords in Mancos, CO, given the substantial difference between FMR and market rents.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.