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Eagle County/Red Cliff/81649

81649

ZIPSAFMR
Eagle County, CO
Zillow

ZIP Investment Score

65Below average

095130300
BRFMR
Eff. Rent
0 BR$1,790$1,790
1 BR$1,950$1,950
2 BR$2,540$2,540
3 BR$3,070$3,070
4 BR$3,920$3,920
5 BR$4,508Not available
6 BR$5,184Not available
7 BR$5,962Not available
8 BR$6,856Not available

Purchase Price Calculator

Maximum purchase price
$315,526

Cost breakdown

+Likely effective rent$2,540
HUD FMRUsed$2,540
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,595
Loan amount$252,421
Down payment$63,105
Rate6.50%
Term30 years
-Operating costs-$745
Property taxes-$316
Insurance-$175
Utilities$0
HOA$0
Management-$254
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$40,505(64.2% ROI)
Projected value
$339,787
Return breakdown
Property appreciation+$24,261
Loan principal paid down+$9,044
Rental cash flow+$7,200
5-year hold
+$69,590(110.3% ROI)
Projected value
$356,989
Return breakdown
Property appreciation+$41,463
Loan principal paid down+$16,127
Rental cash flow+$12,000
10-year hold
+$150,802(239.0% ROI)
Projected value
$403,901
Return breakdown
Property appreciation+$88,374
Loan principal paid down+$38,428
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical
FY 2023-2027
FMR
FY2027
Property value
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Tax rate
--
Mortgage rate
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ZIP 81649 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 81649 (Red Cliff, CO) is $2,540 a month. That is up 2.4% from $2,480 in FY 2026. Red Cliff is in the Eagle County, CO non-metropolitan FMR area. 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 county-wide two-bedroom FMR of $2,607. Among 13 ZIP codes in Eagle County, 81649 has the 7th-highest two-bedroom rent (county range $2,200–$2,900). The median county two-bedroom FMR in Colorado is $1,375, so ZIP 81649 is 85% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 81649
BedroomsFY 2027Change90–110% range
Studio$1,790+4.7%$1,611–$1,969
1BR$1,950+3.2%$1,755–$2,145
2BR$2,540+2.4%$2,286–$2,794
3BR$3,070+3.4%$2,763–$3,377
4BR$3,920+2.1%$3,528–$4,312

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 81649
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,790$1,950$2,540$3,070$3,920
FY 2026$1,710$1,890$2,480$2,970$3,840
FY 2025$1,570$1,750$2,290$2,760$3,040
FY 2024area FMR$1,572$1,765$2,319$2,809$3,088
FY 2023area FMR$1,357$1,542$2,030$2,490$2,727

Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.

Two-bedroom rent in nearby Eagle County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 81649
80426$2,610+2.8%
80463$2,480−2.4%
81620$2,870+13.0%
81621$2,900+14.2%
81631$2,260−11.0%
81632$2,440−3.9%
81637$2,620+3.1%
81645$2,750+8.3%
81649Current$2,540—
81655$2,340−7.9%
81657$2,200−13.4%
81658$2,610+2.8%

Questions about ZIP 81649 rents

How much will Section 8 pay for a two-bedroom in ZIP 81649?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $2,607, which applies unless the housing authority uses Small Area FMRs, that basic range is $2,346 to $2,868 a month; under the ZIP-level Small Area FMR of $2,540 it would be $2,286 to $2,794. 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 81649 in?

ZIP 81649 is in the Eagle County, CO non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $2,607.

How much did fair market rent change in ZIP 81649 for FY 2027?

The two-bedroom FMR rose 2.4%, from $2,480 in FY 2026 to $2,540 in FY 2027. Since FY 2025 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

County fair market rentRed Cliff, CO fair market rentCO statewide rentsWhat is SAFMR?Data sources