HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Douglas County, Colorado (FY 2026)
A two-bedroom in Douglas County carries a FY 2026 Fair Market Rent of $2,089 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Douglas keys off that figure.
2 bedroom FMR
$2,089
FY 2026, utilities included
Payment standard range
$1,880 to $2,298
90% to 110% of FMR
Income to afford 2BR
$83,560
per year, at 30% of income
Rank in Colorado
10th of 64
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Douglas moves to $2,169. That's up 4%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Douglas actually rent for?
Search any address in Douglas for a rent estimate built from nearby comps, with the HUD figure right next to it.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $1,643 | $1,479 to $1,807 | $65,720 | $31.60/hr | +0.2% |
| 1 bedroom | $1,754 | $1,579 to $1,929 | $70,160 | $33.73/hr | -2.0% |
| 2 bedroom | $2,089 | $1,880 to $2,298 | $83,560 | $40.17/hr | -2.4% |
| 3 bedroom | $2,734 | $2,461 to $3,007 | $109,360 | $52.58/hr | -2.1% |
| 4 bedroom | $3,049 | $2,744 to $3,354 | $121,960 | $58.63/hr | -2.5% |
5 to 8 bedrooms (PropMetrics estimates)
HUD stops at four bedrooms. These add 15% of the four-bedroom rent per extra bedroom. It's our estimate, not a HUD number.
| Bedrooms | Estimated FMR | Payment standard |
|---|---|---|
| 5 bedroom Estimate | $3,506 | $3,155 to $3,857 |
| 6 bedroom Estimate | $3,964 | $3,568 to $4,360 |
| 7 bedroom Estimate | $4,421 | $3,979 to $4,863 |
| 8 bedroom Estimate | $4,878 | $4,390 to $5,366 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
Fair Market Rent is HUD's estimate of what a modest, decent unit rents for in an area, utilities included. It's set once a year and runs October to September. For FY 2026 that's October 1, 2025 through September 30, 2026. In Douglas, that runs from $1,643 for a studio up to $3,049 for four bedrooms, all five rates in the table above.
This is a metro rate. The county doesn't get one of its own. HUD lumps Douglas in with 9 other counties in the Denver-Aurora-Centennial metro, Denver County, Arapahoe County, Jefferson County among them, and every one of them gets $2,089 for a two-bedroom. Where you are inside the metro doesn't change the county number. It does change the ZIP number, covered below.
Among Colorado's 64 counties, Douglas ranks 10th for two-bedroom FMR. That's about 68% above the state median of $1,247 and about 105% above the national median county at $1,018. About 360,206 people live here, 6th in the state.
Counties sharing the Denver-Aurora-Centennial metro rate
Denver County
$2,089CO · pop 710,800
Arapahoe County
$2,089CO · pop 654,453
Jefferson County
$2,089CO · pop 580,519
Adams County
$2,089CO · pop 520,149
Broomfield County
$2,089CO · pop 73,946
Elbert County
$2,089CO · pop 26,457
Park County
$2,089CO · pop 17,597
Clear Creek County
$2,089CO · pop 9,403
Gilpin County
$2,089CO · pop 5,856
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $2,050 in 80116 (Franktown) and $3,090 in 80125 (Littleton), with the 15 ZIP codes in between. Housing authorities in HUD-designated metros use those ZIP rates instead of the county rate. Everywhere else the ZIP numbers show where rents actually sit, and the county rate stays the official standard.
| ZIP | City | 2BR rate | vs county |
|---|---|---|---|
| 80104 | Castle Rock | $2,170 | +3.9% |
| 80108 | Castle Rock | $2,280 | +9.1% |
| 80109 | Castle Rock | $2,550 | +22.1% |
| 80116 | Franktown | $2,050 | -1.9% |
| 80118 | Larkspur | $2,390 | +14.4% |
| 80124 | Lone Tree | $2,340 | +12.0% |
| 80125 | Littleton | $3,090 | +47.9% |
| 80126 | Littleton | $2,670 | +27.8% |
| 80129 | Littleton | $2,550 | +22.1% |
| 80130 | Littleton | $3,010 | +44.1% |
| 80131 | Louviers | $2,440 | +16.8% |
| 80134 | Parker | $2,330 | +11.5% |
| 80135 | Sedalia | $2,100 | +0.5% |
| 80138 | Parker | $2,260 | +8.2% |
| 80163 | Littleton | $2,390 | +14.4% |
What a voucher pays here
The voucher doesn't pay the FMR itself. It pays the payment standard. Housing authorities set it anywhere from 90% to 110% of FMR, which puts a two-bedroom standard in Douglas somewhere between $1,880 and $2,298. The tenant pays roughly 30% of their income, the voucher covers the rest up to the standard, and the PHA won't approve a rent above what comparable unassisted units get.
$2,089 a month is affordable, by HUD's 30% rule, on an income of roughly $83,560 a year. Put another way, $40 an hour full time.
Worked example for a two-bedroom, assuming the rent equals the payment standard. Tenant pays 30% of monthly income, HUD's housing assistance payment covers the rest.
| Monthly household income | Tenant pays (30%) | HAP at 90% ($1,880) | HAP at 100% ($2,089) | HAP at 110% ($2,298) |
|---|---|---|---|---|
| $2,500 | $750 | $1,130 | $1,339 | $1,548 |
| $4,000 | $1,200 | $680 | $889 | $1,098 |
Rate history
The two-bedroom rate went down 2% from FY 2025 ($2,140) to FY 2026 ($2,089). Since FY 2020 it's up 33% in total, about 4.9% a year. The Colorado median held flat over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $1,114 | $1,260 | $1,566 | $2,163 | $2,488 | — |
| FY 2021 | $1,179 | $1,304 | $1,605 | $2,186 | $2,486 | +2.5% |
| FY 2022 | $1,236 | $1,364 | $1,659 | $2,226 | $2,501 | +3.4% |
| FY 2023 | $1,390 | $1,538 | $1,856 | $2,449 | $2,750 | +11.9% |
| FY 2024 | $1,658 | $1,835 | $2,201 | $2,874 | $3,225 | +18.6% |
| FY 2025 | $1,639 | $1,789 | $2,140 | $2,794 | $3,127 | -2.8% |
| FY 2026 | $1,643 | $1,754 | $2,089 | $2,734 | $3,049 | -2.4% |
| FY 2027 | $1,751 | $1,831 | $2,169 | $2,846 | $3,183 | +3.8% |
Nearby counties
Arapahoe County
$2,08916 mi · pop 654,453
Denver County
$2,08920 mi · pop 710,800
Jefferson County
$2,08922 mi · pop 580,519
Adams County
$2,08928 mi · pop 520,149
Broomfield County
$2,08937 mi · pop 73,946
Elbert County
$2,08937 mi · pop 26,457
Teller County
$1,49340 mi · pop 24,758
El Paso County
$1,73541 mi · pop 730,323
Questions people ask
$2,089 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,643 for a studio, $1,754 for one bedroom, $2,734 for three and $3,049 for four.
Tools for this county
Fair Market Rent lookup
Look up any ZIP code's Small Area FMR by bedroom count.
Section 8 rent calculator
Work out the payment standard and tenant share for a specific rent.
What is Fair Market Rent?
How HUD calculates FMR and what it means for landlords.
Rent affordability calculator
See what income a household needs for a given rent.
What does a rental in Douglas actually go for?
HUD's number is one input. Search any address in Douglas for a rent estimate built from nearby comps. 3 free searches, no card.
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