HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Garfield County, Colorado (FY 2026)
$1,605 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Garfield County, and it's the baseline every voucher in Garfield is measured against.
2 bedroom FMR
$1,605
FY 2026, utilities included
Payment standard range
$1,445 to $1,766
90% to 110% of FMR
Income to afford 2BR
$64,200
per year, at 30% of income
Rank in Colorado
19th of 64
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Garfield moves to $1,781. That's up 11%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Garfield actually rent for?
Search any address in Garfield 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 | $1,215 | $1,094 to $1,337 | $48,600 | $23.37/hr | +0.3% |
| 1 bedroom | $1,223 | $1,101 to $1,345 | $48,920 | $23.52/hr | +0.3% |
| 2 bedroom | $1,605 | $1,445 to $1,766 | $64,200 | $30.87/hr | +0.4% |
| 3 bedroom | $2,232 | $2,009 to $2,455 | $89,280 | $42.92/hr | -0.4% |
| 4 bedroom | $2,391 | $2,152 to $2,630 | $95,640 | $45.98/hr | -2.9% |
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 | $2,750 | $2,475 to $3,025 |
| 6 bedroom Estimate | $3,108 | $2,797 to $3,419 |
| 7 bedroom Estimate | $3,467 | $3,120 to $3,814 |
| 8 bedroom Estimate | $3,826 | $3,443 to $4,209 |
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 Garfield, that runs from $1,215 for a studio up to $2,391 for four bedrooms, all five rates in the table above.
Because Garfield 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, Glenwood Springs included.
Among Colorado's 64 counties, Garfield ranks 19th for two-bedroom FMR. That's about 29% above the state median of $1,247 and about 58% above the national median county at $1,018. About 61,683 people live here, 13th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,440 in 81635 (Parachute) and $2,290 in 81623 (Carbondale), with the 7 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.
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 Garfield somewhere between $1,445 and $1,766. 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.
$1,605 a month is affordable, by HUD's 30% rule, on an income of roughly $64,200 a year. Put another way, $31 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% ($1,445) | HAP at 100% ($1,605) | HAP at 110% ($1,766) |
|---|---|---|---|---|
| $2,500 | $750 | $695 | $855 | $1,016 |
| $4,000 | $1,200 | $245 | $405 | $566 |
Rate history
The two-bedroom rate went up 0% from FY 2025 ($1,599) to FY 2026 ($1,605). Since FY 2020 it's up 41% in total, about 5.9% 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 | $866 | $872 | $1,140 | $1,551 | $1,982 | — |
| FY 2021 | $947 | $953 | $1,212 | $1,636 | $2,098 | +6.3% |
| FY 2022 | $1,094 | $1,101 | $1,387 | $1,865 | $2,374 | +14.4% |
| FY 2023 | $1,094 | $1,101 | $1,357 | $1,861 | $2,275 | -2.2% |
| FY 2024 | $1,162 | $1,170 | $1,537 | $2,166 | $2,438 | +13.3% |
| FY 2025 | $1,211 | $1,219 | $1,599 | $2,241 | $2,463 | +4.0% |
| FY 2026 | $1,215 | $1,223 | $1,605 | $2,232 | $2,391 | +0.4% |
| FY 2027 | $1,240 | $1,387 | $1,781 | $2,466 | $2,477 | +11.0% |
Nearby counties
Questions people ask
$1,605 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,215 for a studio, $1,223 for one bedroom, $2,232 for three and $2,391 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 Garfield actually go for?
HUD's number is one input. Search any address in Garfield for a rent estimate built from nearby comps. 3 free searches, no card.
Free tier. No credit card.