How much will Section 8 pay for rent in Gilpin County?

Up to the housing authority's payment standard, which it sets between 90% and 110% of FMR. For a two-bedroom that's $1,952 to $2,386. The voucher covers the gap between that standard and about 30% of the tenant's income, and it never pays more than the unit would rent for without a voucher.

Does Gilpin County have its own Fair Market Rent?

No. It uses the Denver-Aurora-Centennial metro rate, shared with 9 other counties. HUD sets one FMR for the whole metro area, so Gilpin gets the same $2,169 two-bedroom figure as Denver County.

Why does my ZIP code show a different Fair Market Rent than Gilpin County?

HUD publishes a second set of numbers, Small Area FMRs, for individual ZIP codes. In Gilpin those run from $1,890 to $1,920 for a two-bedroom. Housing authorities in metros HUD has designated for Small Area FMRs use the ZIP rate. The rest use the county rate. Your PHA can tell you which one applies.

When do the next Fair Market Rents for Gilpin County come out?

HUD usually publishes the new fiscal year's rates in late August or September, and they take effect October 1. This page updates as soon as the new Colorado figures are loaded.

HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027

Fair Market Rent in Gilpin County, Colorado (FY 2027)

A two-bedroom in Gilpin County carries a FY 2027 Fair Market Rent of $2,169 a month, effective October 1, 2026 through September 30, 2027. Everything Section 8 pays in Gilpin keys off that figure.

Two-bedroom FMR

$2,169

+3.8% from FY 2026

Payment standard

$1,952–$2,386

90% to 110% of the FMR, two-bedroom

Income to afford

$86,760

a year, with rent at 30% of income

Rank in Colorado

12th of 64

by two-bedroom FMR, highest first

FY 2027 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 2026
Studio	$1,751	$1,576–$1,926	$70,040	$33.67/hr	+6.6%
1 bedroom	$1,831	$1,648–$2,014	$73,240	$35.21/hr	+4.4%
2 bedroom	$2,169	$1,952–$2,386	$86,760	$41.71/hr	+3.8%
3 bedroom	$2,846	$2,561–$3,131	$113,840	$54.73/hr	+4.1%
4 bedroom	$3,183	$2,865–$3,501	$127,320	$61.21/hr	+4.4%

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	$3,660	$3,294–$4,026
6 bedroom Estimate	$4,138	$3,724–$4,552
7 bedroom Estimate	$4,615	$4,154–$5,077
8 bedroom Estimate	$5,093	$4,584–$5,602

Source: HUD Office of Policy Development and Research, FY 2027 Fair Market Rents. Rents include utilities. huduser.gov

Market check

HUD's number is one input. What does a two-bedroom in Gilpin actually rent for?

Search any address in Gilpin for a rent estimate built from nearby comps, with the HUD figure right next to it.

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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 Gilpin somewhere between $1,952 and $2,386. 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.

$2,169 a month is affordable, by HUD's 30% rule, on an income of roughly $86,760 a year. Put another way, $42 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%$1,952	Voucher pays at 100%$2,169	Voucher pays at 110%$2,386
$2,500	$750	$1,202	$1,419	$1,636
$4,000	$1,200	$752	$969	$1,186

Run your own numbers in the Section 8 rent calculator

Rate history

The two-bedroom rate went up 4% from FY 2026 ($2,089) to FY 2027 ($2,169). Since FY 2020 it's up 39% in total, about 4.8% a year. The Colorado median moved up 10% 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 2026	$1,643	$1,754	$2,089	$2,734	$3,049	-2.4%
FY 2027In effect	$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 2027 that's October 1, 2026 through September 30, 2027. In Gilpin, that runs from $1,751 for a studio up to $3,183 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 Gilpin 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 $2,169 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, Gilpin ranks 12th for two-bedroom FMR. That's about 58% above the state median of $1,375 and about 104% above the national median county at $1,063. About 5,901 people live here, 47th in the state.

Rates by ZIP code

Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,890 in 80427 (Central City) and $1,920 in 80422 (Black Hawk), with the 3 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
80422	Black Hawk	$1,920	-11.5%
80427	Central City	$1,890	-12.9%
80474	Rollinsville	$1,920	-11.5%

Counties sharing the Denver-Aurora-Centennial metro rate

HUD sets one rate for the whole metro, so every county here carries the same $2,169 two-bedroom figure as Gilpin.

Denver County

718,877 people

$2,169

Arapahoe County

659,844 people

$2,169

Jefferson County

579,377 people

$2,169

Adams County

530,225 people

$2,169

Douglas County

377,150 people

$2,169

Broomfield County

76,304 people

$2,169

Elbert County

27,874 people

$2,169

Park County

17,907 people

$2,169

Clear Creek County

9,262 people

$2,169

Nearby counties

Two-bedroom FMR, with how each compares to Gilpin.

Clear Creek County

12 mi · 9,262 people

$2,169

same rate

Boulder County

19 mi · 328,961 people

$2,033

-6%

Jefferson County

20 mi · 579,377 people

$2,169

same rate

Broomfield County

27 mi · 76,304 people

$2,169

same rate

Grand County

28 mi · 15,895 people

$1,844

-15%

Denver County

29 mi · 718,877 people

$2,169

same rate

Adams County

34 mi · 530,225 people

$2,169

same rate

Summit County

36 mi · 31,017 people

$2,766

+28%

Questions people ask

$2,169 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,751 for a studio, $1,831 for one bedroom, $2,846 for three and $3,183 for four.

Tools for this county

All Colorado counties All states

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

Fair Market Rent in Gilpin County, Colorado (FY 2027)

FY 2027 Fair Market Rents

HUD's number is one input. What does a two-bedroom in Gilpin actually rent for?

What a voucher pays here

Rate history

About this rate

Rates by ZIP code

Counties sharing the Denver-Aurora-Centennial metro rate

Nearby counties

Questions people ask

Tools for this county

What does a rental in Gilpin actually go for?