Location: Pitkin County, CO | Metro: Eagle 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 | $1,790 |
| 1 Bedroom | $2,000 |
| 2 Bedrooms | $2,550 |
| 3 Bedrooms | $3,410 |
| 4 Bedrooms | $3,730 |
| 5 Bedrooms | $4,327 |
| 6 Bedrooms | $4,846 |
| 7 Bedrooms | $5,234 |
| 8 Bedrooms | $5,496 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $2,000 | $579,943 | 0.34% | F |
| 2BR | $2,550 | $847,649 | 0.3% | F |
| 3BR | $3,410 | $1,299,563 | 0.26% | F |
| 4BR | $3,730 | $1,926,692 | 0.19% | F |
| 5BR | $4,327 | $2,808,934 | 0.15% | F |
U.S. Census Bureau data (2024)
The real estate market in Carbondale, CO (ZIP 81623), is characterized by a strong pricing power, as evidenced by the median home value of $1,354,471. This figure suggests a robust demand for housing in the area, which is further supported by the fact that only 0.2% of listings have seen reductions in price. The median days on market (DOM) being listed as 'N/A' indicates either a very quick sale process or a lack of sufficient data points to calculate an average, both scenarios pointing towards a sellers' market.
The significant gap between the Fair Market Rent (FMR) of $2,290 for the metro area in fiscal year 2026 and the actual market rent of $4,648 (ZORI) signals a potential misalignment in the rental market. This discrepancy suggests that the rental market is currently outpacing the federal guidelines, indicating strong tenant demand and potentially high rental yields for property owners. However, it also poses risks if the rental market were to cool down, aligning more closely with the FMR.
For long-hold investors in Carbondale, the data implies a realistic appreciation thesis based on sustained demand and limited supply. The high median home values coupled with minimal price reductions suggest that the local economy supports robust housing prices. As such, investors can expect steady growth in property values, though the exact rate is contingent upon broader economic factors and local market conditions.
The setup the data implies is one where landlords and small-portfolio investors can leverage the current market dynamics to their advantage. With strong rental yields and the potential for continued property value appreciation, investing in Carbondale offers a solid opportunity for generating income and capital gains over the next 12-24 months.
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.