FMR is near market; voucher and private rents are aligned.
0.96
1 BR
1 BR
1.05ratio
FMR$1,730
Market$1,640
vs market+$90
FMR is near market; voucher and private rents are aligned.
1.05
2 BR
2 BR
0.93ratio
FMR$2,030
Market$2,190
vs market-$160
FMR is near market; voucher and private rents are aligned.
0.93
3 BR
3 BR
0.94ratio
FMR$2,700
Market$2,870
vs market-$170
FMR is near market; voucher and private rents are aligned.
0.94
4 BR
4 BR
0.93ratio
FMR$3,140
Market$3,360
vs market-$220
FMR is near market; voucher and private rents are aligned.
0.93
0.700.800.901.001.101.201.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
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ZIP 80544 fair market rent, FY 2027
For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 80544 (Niwot, CO) is $2,030 a month. That is down 4.2% from $2,120 in FY 2026. Niwot is in the Boulder, 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 $2,033. Among 25 ZIP codes in Boulder County, 80544 is tied for the 14th-highest two-bedroom rent (county range $1,920–$2,630). The median county two-bedroom FMR in Colorado is $1,375, so ZIP 80544 is 48% above it.
FY 2027 rent by bedroom
FY 2027 fair market rent by bedroom for 80544
Bedrooms
FY 2026
FY 2027
Change
90–110% range
Studio
$1,550
$1,520
−1.9%
$1,368–$1,672
1BR
$1,790
$1,730
−3.4%
$1,557–$1,903
2BR
$2,120
$2,030
−4.2%
$1,827–$2,233
3BR
$2,810
$2,700
−3.9%
$2,430–$2,970
4BR
$3,230
$3,140
−2.8%
$2,826–$3,454
Fair market rent history, FY 2023–2027
Fair market rent by fiscal year for 80544
Fiscal year
Studio
1BR
2BR
3BR
4BR
FY 2027
$1,520
$1,730
$2,030
$2,700
$3,140
FY 2026
$1,550
$1,790
$2,120
$2,810
$3,230
FY 2025
$1,450
$1,680
$2,030
$2,670
$3,060
FY 2024
$1,540
$1,780
$2,160
$2,820
$3,310
FY 2023
$1,340
$1,510
$1,830
$2,430
$2,880
Two-bedroom rent in nearby Boulder County ZIP codes
How much will Section 8 pay for a two-bedroom in ZIP 80544?
Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $2,033, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,830 to $2,236 a month; under the ZIP-level Small Area FMR of $2,030 it would be $1,827 to $2,233. 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 80544 in?
ZIP 80544 is in the Boulder, CO MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $2,033.
How much did fair market rent change in ZIP 80544 for FY 2027?
The two-bedroom FMR fell 4.2%, from $2,120 in FY 2026 to $2,030 in FY 2027. Since FY 2023 it has risen 10.9%.
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