HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Morgan County, Colorado (FY 2026)
$1,160 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Morgan County, and it's the baseline every voucher in Morgan is measured against.
2 bedroom FMR
$1,160
FY 2026, utilities included
Payment standard range
$1,044 to $1,276
90% to 110% of FMR
Income to afford 2BR
$46,400
per year, at 30% of income
Rank in Colorado
38th of 64
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Morgan moves to $1,261. That's up 9%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Morgan actually rent for?
Search any address in Morgan 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 | $878 | $790 to $966 | $35,120 | $16.88/hr | +9.5% |
| 1 bedroom | $884 | $796 to $972 | $35,360 | $17.00/hr | -0.8% |
| 2 bedroom | $1,160 | $1,044 to $1,276 | $46,400 | $22.31/hr | -0.8% |
| 3 bedroom | $1,606 | $1,445 to $1,767 | $64,240 | $30.88/hr | +4.8% |
| 4 bedroom | $1,824 | $1,642 to $2,006 | $72,960 | $35.08/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 | $2,098 | $1,888 to $2,308 |
| 6 bedroom Estimate | $2,371 | $2,134 to $2,608 |
| 7 bedroom Estimate | $2,645 | $2,381 to $2,910 |
| 8 bedroom Estimate | $2,918 | $2,626 to $3,210 |
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 Morgan, that runs from $878 for a studio up to $1,824 for four bedrooms, all five rates in the table above.
Because Morgan 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, Orchard included.
Among Colorado's 64 counties, Morgan ranks 38th for two-bedroom FMR. That's about 7% below the state median of $1,247 and about 14% above the national median county at $1,018. About 29,045 people live here, 20th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,060 in 80653 (Weldona) and $1,930 in 80654 (Wiggins), with the 8 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 Morgan somewhere between $1,044 and $1,276. 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.
$1,160 a month is affordable, by HUD's 30% rule, on an income of roughly $46,400 a year. Put another way, $22 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% ($1,044) | HAP at 100% ($1,160) | HAP at 110% ($1,276) |
|---|---|---|---|---|
| $2,500 | $750 | $294 | $410 | $526 |
| $4,000 | $1,200 | $0 | $0 | $76 |
Rate history
The two-bedroom rate went down 1% from FY 2025 ($1,169) to FY 2026 ($1,160). Since FY 2020 it's up 47% in total, about 6.6% 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 | $515 | $601 | $791 | $997 | $1,187 | — |
| FY 2021 | $607 | $681 | $898 | $1,160 | $1,384 | +13.5% |
| FY 2022 | $715 | $788 | $1,037 | $1,373 | $1,617 | +15.5% |
| FY 2023 | $736 | $819 | $1,078 | $1,443 | $1,726 | +4.0% |
| FY 2024 | $845 | $948 | $1,246 | $1,639 | $2,013 | +15.6% |
| FY 2025 | $802 | $891 | $1,169 | $1,532 | $1,878 | -6.2% |
| FY 2026 | $878 | $884 | $1,160 | $1,606 | $1,824 | -0.8% |
| FY 2027 | $937 | $964 | $1,261 | $1,746 | $1,959 | +8.7% |
Nearby counties
Washington County
$1,11442 mi · pop 4,817
Logan County
$1,10145 mi · pop 21,302
Weld County
$1,56346 mi · pop 331,466
Adams County
$2,08964 mi · pop 520,149
Arapahoe County
$2,08968 mi · pop 654,453
Broomfield County
$2,08968 mi · pop 73,946
Denver County
$2,08973 mi · pop 710,800
Yuma County
$1,06174 mi · pop 9,938
Questions people ask
$1,160 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $878 for a studio, $884 for one bedroom, $1,606 for three and $1,824 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 Morgan actually go for?
HUD's number is one input. Search any address in Morgan for a rent estimate built from nearby comps. 3 free searches, no card.
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