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Weld County/Greeley/80631

80631

ZIPSAFMR
Weld County, CO
Zillow

ZIP Investment Score

77Below average

095130300
BRFMR
Eff. Rent
0 BR$1,090$990
1 BR$1,150$1,160
2 BR$1,450$1,450
3 BR$2,010$1,880
4 BR$2,420$2,300
5 BR$2,783Not available
6 BR$3,200Not available
7 BR$3,681Not available
8 BR$4,233Not available

Purchase Price Calculator

Maximum purchase price
$153,553

Cost breakdown

+Likely effective rent$1,450
HUD FMR$1,450
Market rent$1,450
Est. payment standard (100%)Used$1,450
-Principal and interest-$776
Loan amount$122,842
Down payment$30,711
Rate6.50%
Term30 years
-Operating costs-$474
Property taxes-$154
Insurance-$175
Utilities$0
HOA$0
Management-$145
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$23,408(76.2% ROI)
Projected value
$165,360
Return breakdown
Property appreciation+$11,807
Loan principal paid down+$4,401
Rental cash flow+$7,200
5-year hold
+$40,027(130.3% ROI)
Projected value
$173,731
Return breakdown
Property appreciation+$20,178
Loan principal paid down+$7,848
Rental cash flow+$12,000
10-year hold
+$85,709(279.1% ROI)
Projected value
$196,561
Return breakdown
Property appreciation+$43,008
Loan principal paid down+$18,701
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.10
1 BR
0.99
2 BR
1.00
3 BR
1.07
4 BR
1.05
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 80631 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 80631 (Greeley, CO) is $1,450 a month. That is up 5.1% from $1,380 in FY 2026. Greeley is in the Greeley, 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 $1,647. Among 38 ZIP codes in Weld County, 80631 has the 28th-highest two-bedroom rent (county range $1,120–$2,440). The median county two-bedroom FMR in Colorado is $1,375, so ZIP 80631 is 5% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 80631
BedroomsFY 2027Change90–110% range
Studio$1,090+5.8%$981–$1,199
1BR$1,150+5.5%$1,035–$1,265
2BR$1,450+5.1%$1,305–$1,595
3BR$2,010+4.1%$1,809–$2,211
4BR$2,420+5.7%$2,178–$2,662

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 80631
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,090$1,150$1,450$2,010$2,420
FY 2026$1,030$1,090$1,380$1,930$2,290
FY 2025$990$1,080$1,380$1,950$2,170
FY 2024$940$1,060$1,360$1,920$2,120
FY 2023$860$960$1,250$1,780$1,950

Two-bedroom rent in nearby Weld County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 80631
80620$1,650+13.8%
80621$1,480+2.1%
80622$1,410−2.8%
80623$1,930+33.1%
80624$1,410−2.8%
80631Current$1,450—
80632$1,650+13.8%
80633$1,650+13.8%
80634$1,750+20.7%
80639$1,650+13.8%
80642$1,890+30.3%
80643$1,900+31.0%

Questions about ZIP 80631 rents

How much will Section 8 pay for a two-bedroom in ZIP 80631?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,647, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,482 to $1,812 a month; under the ZIP-level Small Area FMR of $1,450 it would be $1,305 to $1,595. 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 80631 in?

ZIP 80631 is in the Greeley, CO MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,647.

How much did fair market rent change in ZIP 80631 for FY 2027?

The two-bedroom FMR rose 5.1%, from $1,380 in FY 2026 to $1,450 in FY 2027. Since FY 2023 it has risen 16.0%.

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 rentGreeley, CO fair market rentCO statewide rentsWhat is SAFMR?Data sources