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.
Two-bedroom FMR
$2,089
-2.4% from FY 2025
Payment standard
$1,880–$2,298
90% to 110% of the FMR, two-bedroom
Income to afford
$83,560
a year, with rent at 30% of income
Rank in Colorado
10th of 64
by two-bedroom FMR, highest first
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.
FY 2026 Fair Market Rents
Payment standard is the 90% to 110% band a housing authority can set. Income needed puts rent at 30% of gross income, and the hourly wage assumes a 40-hour week.
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $1,643 | $1,479–$1,807 | $65,720 | $31.60/hr | +0.2% |
| 1 bedroom | $1,754 | $1,579–$1,929 | $70,160 | $33.73/hr | -2.0% |
| 2 bedroom | $2,089 | $1,880–$2,298 | $83,560 | $40.17/hr | -2.4% |
| 3 bedroom | $2,734 | $2,461–$3,007 | $109,360 | $52.58/hr | -2.1% |
| 4 bedroom | $3,049 | $2,744–$3,354 | $121,960 | $58.63/hr | -2.5% |
Five to eight 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–$3,857 |
| 6 bedroom Estimate | $3,964 | $3,568–$4,360 |
| 7 bedroom Estimate | $4,421 | $3,979–$4,863 |
| 8 bedroom Estimate | $4,878 | $4,390–$5,366 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
Market check
HUD's number is one input. What does a two-bedroom in Douglas actually rent for?
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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 renting at the payment standard. The tenant pays 30% of monthly income and the voucher covers the rest.
| Monthly household income | Tenant pays (30%) | Voucher pays at 90%$1,880 | Voucher pays at 100%$2,089 | Voucher pays 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.
| Fiscal 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 2026In effect | $1,643 | $1,754 | $2,089 | $2,734 | $3,049 | -2.4% |
| FY 2027From Oct 1, 2026 | $1,751 | $1,831 | $2,169 | $2,846 | $3,183 | +3.8% |
About this rate
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.
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% |
Counties sharing the Denver-Aurora-Centennial metro rate
HUD sets one rate for the whole metro, so every county here carries the same $2,089 two-bedroom figure as Douglas.
Denver County
710,800 people
$2,089
Arapahoe County
654,453 people
$2,089
Jefferson County
580,519 people
$2,089
Adams County
520,149 people
$2,089
Broomfield County
73,946 people
$2,089
Elbert County
26,457 people
$2,089
Park County
17,597 people
$2,089
Clear Creek County
9,403 people
$2,089
Gilpin County
5,856 people
$2,089
Nearby counties
Two-bedroom FMR, with how each compares to Douglas.
Arapahoe County
16 mi · 654,453 people
$2,089
same rate
Denver County
20 mi · 710,800 people
$2,089
same rate
Jefferson County
22 mi · 580,519 people
$2,089
same rate
Adams County
28 mi · 520,149 people
$2,089
same rate
Broomfield County
37 mi · 73,946 people
$2,089
same rate
Elbert County
37 mi · 26,457 people
$2,089
same rate
Teller County
40 mi · 24,758 people
$1,493
-29%
El Paso County
41 mi · 730,323 people
$1,735
-17%
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
Any ZIP code's Small Area FMR by bedroom count
Section 8 rent calculator
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
The 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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