Location: Eagle County, CO | Metro: Eagle County, CO
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,570 |
| 1 Bedroom | $1,730 |
| 2 Bedrooms | $2,260 |
| 3 Bedrooms | $2,690 |
| 4 Bedrooms | $3,780 |
| 5 Bedrooms | $4,385 |
| 6 Bedrooms | $4,911 |
| 7 Bedrooms | $5,304 |
| 8 Bedrooms | $5,569 |
U.S. Census Bureau data (2024)
ZIP 81631, located in Eagle County, Colorado, is best suited as a cash-flow anchor within a Section 8 portfolio strategy. This designation is based on the significant spread between the Fair Market Rent (FMR) and the market rent, which indicates a stable source of income.
The FMR for ZIP 81631 in fiscal year 2026 is set at $2,010, while the market rent stands at $3,207. This $1,197 difference per month ensures that properties in this ZIP can be rented out at a premium above the government-subsidized rate, providing a reliable cash flow. Additionally, the median home value in ZIP 81631 is $1,012,028, which aligns with the high market rent and suggests a robust local economy capable of supporting rental prices well above the FMR.
Evaluation of other potential roles, such as an appreciation play or a diversifier, reveals less compelling reasons to categorize ZIP 81631 accordingly. The 0.2% price-cut share indicates that sellers are reluctant to lower their asking prices, which does not suggest strong appreciation potential. Furthermore, the median income of $113,662, though high, does not significantly impact the appreciation play given the low price-cut share and the lack of day DOM data.
ZIP 81631 also has a renter share of 24.7%, which could make it a diversifier if the primary goal was to balance between owner-occupied and rental properties. However, the high median home value and the substantial difference between FMR and market rent make it more suitable as a cash-flow anchor. Landlords and small-portfolio investors should focus on the steady income generated from renting properties at the higher market rates, rather than speculative growth.
Data Sources: FMR data from HUD (2027). 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.