Adams County, CO: Fair Market Rent 2027 and Income Limits

Official HUD figures for landlords and renters, effective October 1, 2026 (rents) and May 1, 2026 (income limits).

$2,1692-bedroom FMR, FY2027

$1,8311-bedroom FMR, FY2027

$106,80080% income limit, family of 4 (FY2026)

$144,000Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Adams County is $2,169 a month, up 3.8% from $2,089 in FY2026. Adams County belongs to the Denver-Aurora-Centennial, CO MSA FMR area, so the same figures apply across that area. FMRs are gross rents: rent plus all tenant-paid utilities except phone, cable and internet.

Fair market rent in Adams County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,751	$1,643	+6.6%	$1,576 – $1,926
1 bedroom	$1,831	$1,754	+4.4%	$1,648 – $2,014
2 bedrooms	$2,169	$2,089	+3.8%	$1,953 – $2,385
3 bedrooms	$2,846	$2,734	+4.1%	$2,562 – $3,130
4 bedrooms	$3,183	$3,049	+4.4%	$2,865 – $3,501

Source: HUD Fair Market Rents FY2027 (effective October 1, 2026) and FY2026 (revised file), details.

What can a landlord charge a Section 8 tenant here?

The FMR is not a cap on what you can ask on the open market. For a Housing Choice Voucher tenant, the local housing authority sets a payment standard, normally between 90% and 110% of the FMR (or of the ZIP-level Small Area FMR where those apply). For a two-bedroom unit in Adams County that is typically $1,953 to $2,385 including utilities. You can charge more than the payment standard if the rent passes the housing authority's rent-reasonableness test and, at move-in, the tenant's share stays within 40% of their adjusted monthly income. Ask the housing authority for its current payment standard schedule.

Can local renters afford the fair market rent?

$61,177median income of renter households

$1,781Median gross rent, all units

35%Rent-to-income ratio (median rent ÷ median renter income)

57%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $61,177 can afford about $1,529 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $2,169 is $640 (41.8%) more than that. To rent a two-bedroom at the FMR, a household needs $86,760 a year under the 30% rule, or $78,084 under the common landlord rule that income must be three times the rent.

Adams County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,781 ±$21
Median income of renter households	$61,177 ±$2,568
Renters paying 30% or more of income (cost-burdened)	57.4% ±2.5
Renters paying 50% or more (severely cost-burdened)	28.7% ±1.7
Renter households (where the share can be computed)	56,823

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$1,346	$1,781	+32.3%
Median renter household income	$49,344	$61,177	+24.0%
Renters paying 30%+ of income	55.0%	57.4%	+2.4 pts

Rent-to-income calculator: does an applicant qualify? → · Most affordable counties to rent in this state →

Source: U.S. Census Bureau, American Community Survey 5-Year Estimates 2020–2024 and 2015–2019 (tables B25064, B25119, B25070). ± = margin of error at 90% confidence. Dollar figures are not adjusted for inflation.

Small Area FMRs by ZIP code (FY2027)

In metro areas HUD also publishes ZIP-level Small Area Fair Market Rents. Housing authorities in designated areas must use them for voucher payment standards; others may opt in. Here the two-bedroom SAFMR ranges from $1,010 to $3,250 depending on the ZIP code.

All 182 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
80001	$1,730	$1,810	$2,140	$2,810	$3,140
80002	$1,610	$1,680	$1,990	$2,610	$2,920
80003	$1,650	$1,730	$2,050	$2,690	$3,010
80004	$1,640	$1,710	$2,030	$2,660	$2,980
80005	$2,020	$2,110	$2,500	$3,280	$3,670
80006	$1,730	$1,810	$2,140	$2,810	$3,140
80007	$2,590	$2,710	$3,210	$4,210	$4,710
80010	$1,480	$1,580	$1,890	$2,470	$2,750
80011	$1,620	$1,700	$2,010	$2,640	$2,950
80012	$1,710	$1,790	$2,120	$2,780	$3,110
80013	$1,950	$2,030	$2,410	$3,160	$3,540
80014	$1,820	$1,900	$2,250	$2,950	$3,300
80015	$2,090	$2,190	$2,590	$3,400	$3,800
80016	$2,010	$2,100	$2,490	$3,270	$3,650
80017	$1,680	$1,760	$2,080	$2,730	$3,050
80018	$2,330	$2,440	$2,890	$3,790	$4,240
80019	$1,480	$1,580	$1,890	$2,470	$2,750
80020	$1,940	$2,030	$2,410	$3,160	$3,540
80021	$2,070	$2,160	$2,560	$3,360	$3,760
80022	$1,530	$1,600	$1,890	$2,480	$2,770
80023	$1,990	$2,090	$2,470	$3,240	$3,620
80024	$1,530	$1,600	$1,890	$2,480	$2,770
80026	$1,610	$1,840	$2,160	$2,870	$3,340
80027	$1,760	$2,010	$2,360	$3,140	$3,650
80030	$1,480	$1,580	$1,890	$2,470	$2,750
80031	$1,800	$1,880	$2,230	$2,930	$3,270
80033	$1,480	$1,580	$1,890	$2,470	$2,750
80034	$1,730	$1,810	$2,140	$2,810	$3,140
80035	$1,660	$1,740	$2,060	$2,700	$3,020
80036	$1,660	$1,740	$2,060	$2,700	$3,020
80037	$1,660	$1,740	$2,060	$2,700	$3,020
80038	$1,950	$2,040	$2,420	$3,180	$3,550
80040	$1,660	$1,740	$2,060	$2,700	$3,020
80041	$1,740	$1,820	$2,160	$2,830	$3,170
80042	$1,660	$1,740	$2,060	$2,700	$3,020
80044	$1,740	$1,820	$2,160	$2,830	$3,170
80045	$1,920	$2,010	$2,380	$3,120	$3,490
80046	$1,740	$1,820	$2,160	$2,830	$3,170
80047	$1,740	$1,820	$2,160	$2,830	$3,170
80101	$1,480	$1,580	$1,890	$2,470	$2,750
80102	$1,480	$1,580	$1,890	$2,470	$2,750
80103	$1,660	$1,740	$2,060	$2,700	$3,020
80104	$1,770	$1,850	$2,190	$2,870	$3,210
80105	$1,490	$1,580	$1,890	$2,470	$2,750
80106	$1,030	$1,190	$1,400	$1,900	$2,160
80107	$1,740	$1,820	$2,160	$2,830	$3,170
80108	$1,880	$1,970	$2,330	$3,060	$3,420
80109	$2,140	$2,240	$2,650	$3,480	$3,890
80110	$1,540	$1,610	$1,910	$2,510	$2,800
80111	$2,090	$2,190	$2,590	$3,400	$3,800
80112	$1,940	$2,030	$2,400	$3,150	$3,520
80113	$1,590	$1,660	$1,970	$2,580	$2,890
80116	$1,670	$1,770	$2,100	$2,760	$3,090
80117	$1,480	$1,580	$1,890	$2,470	$2,750
80118	$1,640	$1,800	$2,160	$2,830	$3,190
80120	$1,610	$1,680	$1,990	$2,610	$2,920
80121	$1,610	$1,680	$1,990	$2,610	$2,920
80122	$2,070	$2,170	$2,570	$3,370	$3,770
80123	$2,030	$2,120	$2,510	$3,290	$3,680
80124	$1,980	$2,070	$2,450	$3,210	$3,600
80125	$2,620	$2,740	$3,250	$4,260	$4,770
80126	$2,260	$2,360	$2,800	$3,670	$4,110
80127	$1,990	$2,090	$2,470	$3,240	$3,620
80128	$1,880	$1,970	$2,330	$3,060	$3,420
80129	$2,130	$2,230	$2,640	$3,460	$3,870
80130	$2,480	$2,590	$3,070	$4,030	$4,500
80131	$2,220	$2,320	$2,750	$3,610	$4,030
80134	$1,950	$2,040	$2,420	$3,180	$3,550
80135	$2,010	$2,100	$2,490	$3,270	$3,650
80136	$1,480	$1,580	$1,890	$2,470	$2,750
80137	$1,630	$1,700	$2,020	$2,650	$2,970
80138	$1,900	$1,980	$2,350	$3,080	$3,450
80150	$1,740	$1,820	$2,160	$2,830	$3,170
80151	$1,740	$1,820	$2,160	$2,830	$3,170
80155	$1,740	$1,820	$2,160	$2,830	$3,170
80160	$1,740	$1,820	$2,160	$2,830	$3,170
80161	$1,740	$1,820	$2,160	$2,830	$3,170
80162	$1,730	$1,810	$2,140	$2,810	$3,140
80163	$1,990	$2,090	$2,470	$3,240	$3,620
80201	$1,740	$1,820	$2,150	$2,820	$3,150
80202	$2,470	$2,580	$3,060	$4,020	$4,490
80203	$2,000	$2,090	$2,480	$3,250	$3,640
80204	$1,820	$1,910	$2,260	$2,970	$3,320
80205	$1,910	$1,990	$2,360	$3,100	$3,460
80206	$1,880	$1,970	$2,330	$3,060	$3,420
80207	$1,780	$1,870	$2,210	$2,900	$3,240
80209	$1,960	$2,050	$2,430	$3,190	$3,570
80210	$1,950	$2,040	$2,420	$3,180	$3,550
80211	$2,160	$2,250	$2,670	$3,500	$3,920
80212	$1,770	$1,850	$2,190	$2,870	$3,210
80214	$1,530	$1,600	$1,900	$2,490	$2,790
80215	$1,630	$1,710	$2,020	$2,650	$2,960
80216	$1,850	$1,930	$2,290	$3,000	$3,360
80217	$1,740	$1,820	$2,150	$2,820	$3,150
80218	$1,640	$1,710	$2,030	$2,660	$2,980
80219	$1,480	$1,580	$1,890	$2,470	$2,750
80220	$1,520	$1,590	$1,890	$2,470	$2,760
80221	$1,610	$1,690	$2,000	$2,620	$2,930
80222	$1,690	$1,760	$2,090	$2,740	$3,070
80223	$1,710	$1,790	$2,120	$2,780	$3,110
80224	$1,600	$1,670	$1,980	$2,600	$2,910
80225	$1,730	$1,810	$2,140	$2,810	$3,140
80226	$1,560	$1,630	$1,930	$2,530	$2,830
80227	$1,710	$1,790	$2,120	$2,780	$3,110
80228	$1,860	$1,940	$2,300	$3,020	$3,370
80229	$1,690	$1,760	$2,090	$2,740	$3,070
80230	$2,000	$2,090	$2,480	$3,250	$3,640
80231	$1,750	$1,830	$2,170	$2,850	$3,180
80232	$1,610	$1,690	$2,000	$2,620	$2,930
80233	$1,820	$1,900	$2,250	$2,950	$3,300
80234	$1,700	$1,780	$2,110	$2,770	$3,100
80235	$1,650	$1,730	$2,050	$2,690	$3,010
80236	$1,660	$1,740	$2,060	$2,700	$3,020
80237	$1,950	$2,030	$2,410	$3,160	$3,540
80238	$2,000	$2,090	$2,480	$3,250	$3,640
80239	$1,860	$1,950	$2,310	$3,030	$3,390
80241	$1,990	$2,080	$2,460	$3,230	$3,610
80246	$1,780	$1,870	$2,210	$2,900	$3,240
80247	$1,680	$1,760	$2,080	$2,730	$3,050
80248	$1,740	$1,820	$2,150	$2,820	$3,150
80249	$2,050	$2,140	$2,540	$3,330	$3,730
80250	$1,740	$1,820	$2,150	$2,820	$3,150
80260	$1,490	$1,580	$1,890	$2,470	$2,750
80264	$1,740	$1,820	$2,150	$2,820	$3,150
80265	$1,740	$1,820	$2,150	$2,820	$3,150
80266	$1,740	$1,820	$2,150	$2,820	$3,150
80290	$2,200	$2,300	$2,720	$3,570	$3,990
80293	$1,740	$1,820	$2,150	$2,820	$3,150
80294	$1,740	$1,820	$2,150	$2,820	$3,150
80299	$1,740	$1,820	$2,150	$2,820	$3,150
80303	$1,580	$1,810	$2,120	$2,820	$3,280
80401	$1,770	$1,850	$2,190	$2,870	$3,210
80402	$1,730	$1,810	$2,140	$2,810	$3,140
80403	$1,980	$2,080	$2,460	$3,230	$3,620
80419	$1,730	$1,810	$2,140	$2,810	$3,140
80420	$1,910	$1,990	$2,360	$3,100	$3,460
80421	$2,020	$2,110	$2,500	$3,280	$3,670
80422	$1,540	$1,620	$1,920	$2,540	$2,920
80425	$1,970	$2,060	$2,450	$3,210	$3,590
80427	$1,500	$1,580	$1,890	$2,470	$2,750
80432	$1,900	$1,980	$2,350	$3,080	$3,450
80433	$2,280	$2,390	$2,830	$3,710	$4,150
80436	$1,480	$1,580	$1,890	$2,470	$2,750
80437	$1,730	$1,810	$2,140	$2,810	$3,140
80438	$1,480	$1,580	$1,890	$2,470	$2,750
80439	$1,860	$1,950	$2,310	$3,030	$3,390
80440	$1,730	$1,810	$2,140	$2,810	$3,140
80444	$1,480	$1,580	$1,890	$2,470	$2,750
80448	$1,810	$1,920	$2,330	$2,980	$3,350
80449	$1,510	$1,580	$1,930	$2,550	$2,900
80452	$1,480	$1,580	$1,890	$2,470	$2,750
80453	$1,880	$1,960	$2,330	$3,050	$3,410
80454	$2,050	$2,150	$2,540	$3,340	$3,730
80456	$1,900	$1,980	$2,350	$3,080	$3,450
80457	$1,860	$1,950	$2,310	$3,030	$3,390
80465	$2,090	$2,190	$2,590	$3,400	$3,800
80466	$1,480	$1,620	$1,920	$2,540	$2,920
80470	$1,860	$1,950	$2,310	$3,030	$3,390
80474	$1,480	$1,620	$1,920	$2,540	$2,920
80475	$2,020	$2,110	$2,500	$3,280	$3,670
80476	$1,480	$1,580	$1,890	$2,470	$2,750
80516	$1,970	$2,150	$2,630	$3,580	$4,250
80601	$1,690	$1,760	$2,090	$2,740	$3,070
80602	$2,380	$2,490	$2,950	$3,870	$4,330
80603	$1,790	$1,880	$2,310	$3,130	$3,670
80614	$1,660	$1,740	$2,060	$2,700	$3,020
80640	$2,120	$2,210	$2,620	$3,440	$3,840
80642	$1,480	$1,580	$1,890	$2,470	$2,750
80643	$1,480	$1,580	$1,900	$2,620	$3,120
80654	$1,480	$1,580	$1,890	$2,470	$2,750
80701	$1,480	$1,580	$1,890	$2,470	$2,750
80808	$710	$870	$1,020	$1,420	$1,620
80816	$1,480	$1,580	$1,890	$2,470	$2,750
80820	$1,900	$1,980	$2,350	$3,080	$3,450
80827	$1,730	$1,860	$2,180	$2,880	$3,230
80828	$1,480	$1,580	$1,890	$2,470	$2,750
80830	$1,480	$1,580	$1,890	$2,470	$2,750
80831	$1,620	$1,980	$2,330	$3,230	$3,700
80832	$890	$990	$1,180	$1,600	$1,810
80833	$750	$850	$1,010	$1,410	$1,610
80835	$1,160	$1,210	$1,430	$1,880	$2,110
80863	$1,080	$1,430	$1,560	$2,160	$2,480

Source: HUD FY2027 Small Area FMRs (effective October 1, 2026).

HUD income limits for Adams County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $144,000 (FY2025: $140,100, +2.8%). Small figures under each limit show the change from FY2025.

Household size	1 person	2 people	3 people	4 people	5 people	6 people	7 people	8 people
Extremely low income (30%)	$30,250 +2.7%	$34,600 +2.8%	$38,900 +2.8%	$43,200 +2.7%	$46,700 +2.8%	$50,150 +2.8%	$53,600 +2.8%	$57,050 +2.7%
Very low income (50%)	$50,400 +2.8%	$57,600 +2.8%	$64,800 +2.8%	$72,000 +2.8%	$77,800 +2.8%	$83,550 +2.8%	$89,300 +2.8%	$95,050 +2.8%
Low income (80%)	$74,800 +2.5%	$85,450 +2.5%	$96,150 +2.5%	$106,800 +2.5%	$115,350 +2.5%	$123,900 +2.5%	$132,450 +2.5%	$141,000 +2.5%

The 30% limit is HUD's “extremely low income” limit: the higher of 30% of median income or the federal poverty guideline, but never above the 50% limit. That is why it can rise faster than 30% of median for larger households. Tax-credit (LIHTC) properties use separate Multifamily Tax Subsidy Project limits.

Source: HUD Section 8 Income Limits FY2026 (effective May 1, 2026) and FY2025, details.