HUD Fair Market Rent · FY 2026 · Effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Elbert County, Colorado (FY 2026)
$2,089 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Elbert County, and it's the baseline every voucher in Elbert is measured against.
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
11th of 64
by two-bedroom FMR, highest first
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Elbert 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 Elbert 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 Elbert 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 Elbert, 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 Elbert 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, Elbert ranks 11th 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 26,457 people live here, 21st in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,350 in 80106 (Elbert) and $2,110 in 80107 (Elizabeth), with the 6 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.
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 Elbert.
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
Douglas County
360,206 people
$2,089
Broomfield County
73,946 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 Elbert.
El Paso County
36 mi · 730,323 people
$1,735
-17%
Douglas County
37 mi · 360,206 people
$2,089
same rate
Arapahoe County
39 mi · 654,453 people
$2,089
same rate
Lincoln County
40 mi · 5,583 people
$1,016
-51%
Denver County
50 mi · 710,800 people
$2,089
same rate
Adams County
51 mi · 520,149 people
$2,089
same rate
Teller County
54 mi · 24,758 people
$1,493
-29%
Jefferson County
56 mi · 580,519 people
$2,089
same rate
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 Elbert actually go for?
HUD's number is one input. Search any address in Elbert for a rent estimate built from nearby comps. 3 free searches, no card.
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