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Douglas County/Castle Rock/80109

80109

ZIPSAFMR
Douglas County, CO
Zillow

ZIP Investment Score

66Below average

095130300
BRFMR
Eff. Rent
0 BR$2,140$1,450
1 BR$2,240$1,740
2 BR$2,650$2,110
3 BR$3,480$2,600
4 BR$3,890$3,010
5 BR$4,474Not available
6 BR$5,145Not available
7 BR$5,916Not available
8 BR$6,804Not available

Purchase Price Calculator

Maximum purchase price
$251,629

Cost breakdown

+Likely effective rent$2,110
HUD FMR$2,650
Market rentUsed$2,110
Est. payment standard (90%)$2,390
-Principal and interest-$1,272
Loan amount$201,303
Down payment$50,326
Rate6.50%
Term30 years
-Operating costs-$638
Property taxes-$252
Insurance-$175
Utilities$0
HOA$0
Management-$211
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$33,760(67.1% ROI)
Projected value
$270,977
Return breakdown
Property appreciation+$19,348
Loan principal paid down+$7,212
Rental cash flow+$7,200
5-year hold
+$57,927(115.1% ROI)
Projected value
$284,695
Return breakdown
Property appreciation+$33,066
Loan principal paid down+$12,861
Rental cash flow+$12,000
10-year hold
+$125,123(248.6% ROI)
Projected value
$322,106
Return breakdown
Property appreciation+$70,477
Loan principal paid down+$30,646
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.48
1 BR
1.29
2 BR
1.26
3 BR
1.34
4 BR
1.29
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 80109 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 80109 (Castle Rock, CO) is $2,650 a month. That is up 3.9% from $2,550 in FY 2026. Castle Rock is in the Denver-Aurora-Centennial, CO MSA. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the metro-wide two-bedroom FMR of $2,169. Among 12 ZIP codes in Douglas County, 80109 has the 4th-highest two-bedroom rent (county range $2,100–$3,070). The median county two-bedroom FMR in Colorado is $1,375, so ZIP 80109 is 93% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 80109
BedroomsFY 2027Change90–110% range
Studio$2,140+6.5%$1,926–$2,354
1BR$2,240+4.7%$2,016–$2,464
2BR$2,650+3.9%$2,385–$2,915
3BR$3,480+4.2%$3,132–$3,828
4BR$3,890+4.6%$3,501–$4,279

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 80109
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,140$2,240$2,650$3,480$3,890
FY 2026$2,010$2,140$2,550$3,340$3,720
FY 2025$1,980$2,160$2,580$3,370$3,770
FY 2024$2,090$2,310$2,770$3,620$4,060
FY 2023$1,830$2,020$2,440$3,220$3,610

Two-bedroom rent in nearby Douglas County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 80109
80104$2,190−17.4%
80108$2,330−12.1%
80109Current$2,650—
80116$2,100−20.8%
80118$2,160−18.5%
80124$2,450−7.5%
80126$2,800+5.7%
80129$2,640−0.4%
80130$3,070+15.8%
80131$2,750+3.8%
80134$2,420−8.7%
80163$2,470−6.8%

Questions about ZIP 80109 rents

How much will Section 8 pay for a two-bedroom in ZIP 80109?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $2,169, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,952 to $2,386 a month; under the ZIP-level Small Area FMR of $2,650 it would be $2,385 to $2,915. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 80109 in?

ZIP 80109 is in the Denver-Aurora-Centennial, CO MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $2,169.

How much did fair market rent change in ZIP 80109 for FY 2027?

The two-bedroom FMR rose 3.9%, from $2,550 in FY 2026 to $2,650 in FY 2027. Since FY 2023 it has risen 8.6%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rentCastle Rock, CO fair market rentCO statewide rentsWhat is SAFMR?Data sources