HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Eagle County, Colorado (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Eagle County is $2,379 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$2,379
FY 2026, utilities included
Payment standard range
$2,141 to $2,617
90% to 110% of FMR
Income to afford 2BR
$95,160
per year, at 30% of income
Rank in Colorado
2nd of 64
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Eagle moves to $2,607. That's up 10%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Eagle actually rent for?
Search any address in Eagle 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 | $1,640 | $1,476 to $1,804 | $65,600 | $31.54/hr | +10.0% |
| 1 bedroom | $1,813 | $1,632 to $1,994 | $72,520 | $34.87/hr | +9.4% |
| 2 bedroom | $2,379 | $2,141 to $2,617 | $95,160 | $45.75/hr | +9.4% |
| 3 bedroom | $2,852 | $2,567 to $3,137 | $114,080 | $54.85/hr | +8.9% |
| 4 bedroom | $3,688 | $3,319 to $4,057 | $147,520 | $70.92/hr | +28.0% |
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 | $4,241 | $3,817 to $4,665 |
| 6 bedroom Estimate | $4,794 | $4,315 to $5,273 |
| 7 bedroom Estimate | $5,348 | $4,813 to $5,883 |
| 8 bedroom Estimate | $5,901 | $5,311 to $6,491 |
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 Eagle, that runs from $1,640 for a studio up to $3,688 for four bedrooms, all five rates in the table above.
Because Eagle sits outside any HUD metro area, its rate is a county-wide figure built from local rents. One number covers every address in the county, Vail included.
Among Colorado's 64 counties, Eagle ranks 2nd for two-bedroom FMR. That's about 91% above the state median of $1,247 and about 134% above the national median county at $1,018. About 55,650 people live here, 15th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,960 in 80423 (Bond) and $2,650 in 81645 (Minturn), with the 13 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 |
|---|---|---|---|
| 80423 | Bond | $1,960 | -17.6% |
| 80426 | Burns | $2,380 | +0.0% |
| 80463 | Mc Coy | $2,140 | -10.0% |
| 81620 | Avon | $2,550 | +7.2% |
| 81621 | Basalt | $2,570 | +8.0% |
| 81631 | Eagle | $2,010 | -15.5% |
| 81632 | Edwards | $2,290 | -3.7% |
| 81637 | Gypsum | $2,380 | +0.0% |
| 81645 | Minturn | $2,650 | +11.4% |
| 81649 | Red Cliff | $2,480 | +4.2% |
| 81655 | Wolcott | $2,130 | -10.5% |
| 81657 | Vail | $2,100 | -11.7% |
| 81658 | Vail | $2,380 | +0.0% |
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 Eagle somewhere between $2,141 and $2,617. 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.
$2,379 a month is affordable, by HUD's 30% rule, on an income of roughly $95,160 a year. Put another way, $46 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% ($2,141) | HAP at 100% ($2,379) | HAP at 110% ($2,617) |
|---|---|---|---|---|
| $2,500 | $750 | $1,391 | $1,629 | $1,867 |
| $4,000 | $1,200 | $941 | $1,179 | $1,417 |
Rate history
The two-bedroom rate went up 9% from FY 2025 ($2,174) to FY 2026 ($2,379). Since FY 2020 it's up 66% in total, about 8.8% 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 | $934 | $1,120 | $1,434 | $1,787 | $1,943 | — |
| FY 2021 | $1,132 | $1,331 | $1,715 | $2,139 | $2,326 | +19.6% |
| FY 2022 | $1,292 | $1,477 | $1,944 | $2,403 | $2,636 | +13.4% |
| FY 2023 | $1,357 | $1,542 | $2,030 | $2,490 | $2,727 | +4.4% |
| FY 2024 | $1,572 | $1,765 | $2,319 | $2,809 | $3,088 | +14.2% |
| FY 2025 | $1,491 | $1,657 | $2,174 | $2,619 | $2,882 | -6.3% |
| FY 2026 | $1,640 | $1,813 | $2,379 | $2,852 | $3,688 | +9.4% |
| FY 2027 | $1,815 | $1,993 | $2,607 | $3,106 | $4,357 | +9.6% |
Nearby counties
Questions people ask
$2,379 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,640 for a studio, $1,813 for one bedroom, $2,852 for three and $3,688 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 Eagle actually go for?
HUD's number is one input. Search any address in Eagle for a rent estimate built from nearby comps. 3 free searches, no card.
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