FY2026 Fair Market Rents — Denver-Aurora-Lakewood, CO MSA
The HUD-published Fair Market Rents for FY2026 in this area are:
Studio
$1,643
1BR
$1,754
2BR
$2,089
3BR
$2,734
4BR
$3,049
Hours/week at min wage
109 hrs
to afford the 2BR FMR @ $14.81/hr (CO)
YoY change (2BR)
-2.4%
$51 vs FY2025 · 5-yr +30.2%
Voucher payment standard
$1,880–$2,298
PHAs set HCV payment at 90–110% of the 2BR FMR
Denver-Aurora-Lakewood, CO MSA
Non-Metropolitan area · CO · View full history · Income limits · LIHTC rents
FY2026 Fair Market Rents
| Bedroom Size | Monthly FMR | Annual Equivalent |
|---|---|---|
| Efficiency (Studio) | $1,643 | $19,716 |
| 1-Bedroom | $1,754 | $21,048 |
| 2-Bedroom | $2,089 | $25,068 |
| 3-Bedroom | $2,734 | $32,808 |
| 4-Bedroom | $3,049 | $36,588 |
Recent 2-Bedroom FMR Trend
FY2020 $1,566 → FY2026 $2,089
| Fiscal Year | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| FY2026 | $1,643 | $1,754 | $2,089 | $2,734 | $3,049 |
| FY2025 | $1,639 | $1,789 | $2,140 | $2,794 | $3,127 |
| FY2024 | $1,658 | $1,835 | $2,201 | $2,874 | $3,225 |
| FY2023 | $1,390 | $1,538 | $1,856 | $2,449 | $2,750 |
| FY2022 | $1,236 | $1,364 | $1,659 | $2,226 | $2,501 |
| FY2021 | $1,179 | $1,304 | $1,605 | $2,186 | $2,486 |
| FY2020 | $1,114 | $1,260 | $1,566 | $2,163 | $2,488 |
View full FMR history back to FY2000 →
FY2026 Income Limits
Area Median Income (AMI): $144,000
| AMI Level | 1p | 2p | 3p | 4p | 5p | 6p |
|---|---|---|---|---|---|---|
| 30% AMI (Extremely Low) | $30,250 | $34,600 | $38,900 | $43,200 | $46,700 | $50,150 |
| 50% AMI (Very Low) | $50,400 | $57,600 | $64,800 | $72,000 | $77,800 | $83,550 |
| 80% AMI (Low) | $74,800 | $85,450 | $96,150 | $106,800 | $115,350 | $123,900 |
Full income limits table (all 8 household sizes) →
Affordability Snapshot
2BR Annual FMR
$25,068/yr
FMR as % of Area Median Income
17.4% of AMI
Under 30% — affordable at median income
Income Needed (30% rule, 2BR)
$83,560/yr
$6,963/mo gross income
FY2026 LIHTC Maximum Rents
Maximum gross rents for Low-Income Housing Tax Credit units, by income band. Full LIHTC details →
| AMI Band | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| 50% AMI Maximum | $1,260 | $1,440 | $1,620 | $1,944 | $2,088 |
| 60% AMI Maximum | $1,511 | $1,728 | $1,944 | $2,332 | $2,505 |
FY2026 HOME Program Rent Limits
Maximum rents for HOME Investment Partnerships–funded units. High HOME rents apply to most assisted units; Low HOME rents apply to the lowest-income set-aside units. Full HOME rent details →
| Limit Type | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| High HOME Rent | $1,643 | $1,754 | $2,089 | $2,340 | $2,340 |
| Low HOME Rent | $1,260 | $1,440 | $1,620 | $1,800 | $1,945 |
Compare Denver-Aurora-Lakewood, CO MSA With Other CO Metros
vs. Boulder, CO MSA
vs. Colorado Springs, CO HUD Metro FMR Area
vs. Denver-Aurora-Lakewood, CO MSA
vs. Fort Collins, CO MSA
vs. Grand Junction, CO MSA