FIPS 08001 · population 530,225 · part of Denver, CO
The latest county-level Zillow ZORI is $1,856 per month in 2026-06. It is a typical asking-rent index across rental types—not an arithmetic average, signed lease or quote for one property.
| Bedrooms | HUD monthly FMR | Geography | Measurement boundary |
|---|---|---|---|
| Studio | $1,643 | Adams County, CO | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $1,754 | Adams County, CO | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $2,089 | Adams County, CO | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $2,734 | Adams County, CO | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $3,049 | Adams County, CO | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
Zillow asking rent, ACS gross rent and HUD FMR describe different housing universes. They remain separate and no metro, city or neighboring-county value replaces missing county evidence.Zillow pulled 2026-07-26 · HUD pulled 2026-07-26
Everything here joins on the county FIPS code, so each figure comes from the agency that publishes it with no name matching in between.
Zillow estimates a current home value. FHFA tracks repeat mortgage transactions. Their growth rates should be read side by side, not averaged.
Survey source: Census ACS 5-year — county housing value, tenure and stock · ACS 2024 5-year · pulled 2026-07-30. These values describe different housing universes and are not combined into gross yield.
Workplace source: BLS QCEW — county employment and wages · annual county employment and wages 2021-2025; latest 2025 vs 2024 · pulled 2026-08-02. QCEW counts covered jobs located in the county, not employed residents or the metro score’s CES/LAUS series.
BEA per-capita personal income divides all personal income by the county population. It is broader than wages, but it is not household income or a measure of what renters can afford.
HUD CHAS separates renter households by income relative to local HAMFI. Moderate burden means housing costs above 30% through 50% of income; severe burden means more than 50%.
These Apartment List observations match the exact county Census code 08001. They are kept separate from Zillow asking rent, Census occupied-home rent and wider metro measures.
Monthly overall-rent index; missing observations are not filled from another geography.
Adams County is a cautious income case, not a clean appreciation case. Zillow's 2026-06 county median home value was $486,462, down 3.47% year over year; median asking rent was $1,856 per month, down 1.40%, producing a supplied gross yield of 4.58% before operating costs. That tension merits investigation by an investor seeking current income who can verify expenses, insurance, and condition, and cautions anyone underwriting a quick price rebound.
Market rent is measured asking rent. HUD's two-bedroom FMR is $2,089, and market rent is 88.80% of that standard; FMR is a payment standard, not asking-rent evidence. FHFA's repeat-transaction HPI fell 1.05% in its 2025 observation, while its cumulative five-year change was 35.10%. That is a separate vintage and method from Zillow, not a home value and not a blended growth rate. The effective property-tax rate is 0.61%. Gross yield therefore is not net yield: insurance, repairs, vacancy, management, financing, and assessment details are not published.
Realtor.com's 2026-06 MLS evidence shows active listings, median marketing time of 46 days, and price reductions on 28.29% of listings. These measure visible supply, marketing time, and seller concessions, not closed-sale prices or buyer demand by themselves. QCEW's 2025 county record shows covered employment was nearly flat while average weekly wage growth was 2.18%; Trade, transportation, and utilities is the largest disclosed private supersector, not the whole economy. Net migration was positive, but average AGI was higher for out-movers than in-movers, tempering the headline inflow.
Hail is the dominant unresolved hazard. The modeled annual building-value loss ratio is 0.11%, but no property-level roof age, claims history, deductible, premium, mitigation, or insurer availability is supplied, so the model cannot set an actual reserve. Investor mortgages represented 4.66% of 7,890 purchase mortgages, a limited measured competition signal that excludes cash buyers and other transactions. Missing vacancy, operating expenses, financing terms, rent distribution, lease data, subcounty variation, and closed sales prevent conclusions about net cash flow, coverage, and liquidity.
This view uses 12 direct Zillow ZIP markets matched to Census ZCTAs. Each ZIP is assigned by its largest HUD residential county share; this is not an exhaustive county inventory.
Within the selected direct-evidence set, Zillow’s June 2026 ZORI—its typical observed asking-rent index—runs from $1,350 in ZIP 80030 to $2,932 in 80602. That is a $1,582 span. The selected-set median closely tracks the county index. County ZORI was down 1.4% year over year, but the ZIP readings were mixed, from a 3.4% decline in 80601 to a 1.8% increase in 80031. The decision question is therefore not whether Adams County has one rent level: it is whether a household’s current budget, bedroom requirement, and timing can be reconciled with the relevant ZIP’s current rent signal after an individual listing is checked.
Zillow, ACS, and HUD answer different questions and should remain separate. The Zillow values are current rent-index observations, whereas ACS 2024 five-year ZCTA median gross rent is a survey estimate of renter-paid gross rent, and the FY2026 HUD two-bedroom FMR is a program standard. The HUD figure is $2,089 throughout this selected set. ACS median gross rent spans $1,341 in 80030 to $2,467 in 80602. In 80022, the $2,456 ZORI exceeds its $1,698 ACS median gross rent and the HUD standard. Differences such as these do not establish that a particular unit is over- or underpriced: the measures have different timing, unit definitions, populations, and purposes. Use ZORI to frame current asking-rent conditions, ACS to place reported renter costs in historical survey context, and HUD FMR for the applicable administrative benchmark.
The affordability and stock signals also diverge. Across selected ZCTAs, ACS estimates of renters spending at least 30% of income on gross rent range from 45.1% to 62.0%. ACS vacancy ranges from 1.0% to 6.8%. A lower burden share is not proof that a current listing will qualify a household, and a higher vacancy rate is not proof of immediate availability or concessions. Instead, assess burden as an estimate of renters’ cost pressure and vacancy as a separate survey-based stock signal. The two measures can help structure a search trade-off—cost pressure versus housing-stock conditions—but neither substitutes for a property’s actual rent, bedroom configuration, available date, or leasing terms.
Geographic and coverage limits matter before using these comparisons. Census ZCTAs are statistical areas rather than USPS delivery ZIPs, and ZIP labels are assigned here to Adams County using the largest HUD residential-address share. For example, 80010’s assignment share is 50.7%, so its metrics do not represent a county-exclusive ZIP. The direct-evidence selection is not an exhaustive county or local-area inventory, and ZIPs should not be treated as neighborhoods. At the property level, verify the advertised rent and date, bedroom count, lease duration, utility treatment, deposits and recurring fees, income and credit requirements, occupancy rules, and any program eligibility before comparing a listing with ZORI, ACS, or HUD.
All 12 eligible direct-evidence ZIP profiles are shown.
| ZIP / ZCTA | Zillow asking rent | ACS gross rent | HUD 2BR | Burden 30%+ | Vacancy | Income screen | HUD county share |
|---|---|---|---|---|---|---|---|
| 80010 | $1,558 | $1,485 | $2,089 | 55.3% | 6.8% | $62k | 50.7% |
| 80233 | $1,739 | $1,875 | $2,089 | 59.6% | 2.7% | $70k | 100.0% |
| 80229 | $1,697 | $1,769 | $2,089 | 55.7% | 3.5% | $68k | 100.0% |
| 80234 | $1,703 | $1,829 | $2,089 | 55.3% | 4.1% | $68k | 95.5% |
| 80022 | $2,456 | $1,698 | $2,089 | 55.6% | 4.0% | $98k | 100.0% |
| 80260 | $1,514 | $1,642 | $2,089 | 61.1% | 3.2% | $61k | 100.0% |
| 80221 | $2,257 | $1,666 | $2,089 | 53.7% | 3.8% | $90k | 84.8% |
| 80031 | $2,313 | $1,994 | $2,089 | 47.2% | 4.8% | $93k | 89.7% |
| 80601 | $1,974 | $1,774 | $2,089 | 53.4% | 3.9% | $79k | 100.0% |
| 80241 | $2,024 | $2,202 | $2,089 | 62.0% | 3.9% | $81k | 100.0% |
| 80030 | $1,350 | $1,341 | $2,089 | 49.7% | 6.2% | $54k | 100.0% |
| 80602 | $2,932 | $2,467 | $2,089 | 45.1% | 1.0% | $117k | 100.0% |
Open a five-digit report for asking rent, affordability, rent history and resale liquidity. Each row keeps its ZIP/ZCTA measurement scope.
| ZIP report | City label | Zillow rent | 1Y change | ACS burden 30%+ | Population |
|---|---|---|---|---|---|
| ZIP 80221 rental reportAdams County | Denver, CO | $2,257 | ▲ 0.8% | 53.7% | 39,718 |
| ZIP 80229 rental reportAdams County | Thornton, CO | $1,697 | ▼ 1.0% | 55.7% | 55,092 |
Zillow ZORI is an asking-rent index. ACS burden and population describe the Census ZCTA; missing observations remain n/a.
Census-recognized incorporated places and CDPs that intersect this county. The list does not pretend to include every neighborhood or informal community.
Population is the total place-wide ACS estimate, not an allocated county share. A place crossing a county line is labelled explicitly. Source: Census ACS 5-year — cities and communities · ACS 2024 5-year · pulled 2026-07-30.
0.113% of building value expected lost per year
$2,962 median annual bill
23,555 in · 22,046 out
$64,017 arriving · $69,787 leaving
368 of 7,890 mortgages
Listing price is an asking price, not a closed sale. Quality-flagged county rows are withheld instead of displayed.
A metro is an average of these. Which side of a county line a property sits on can change the tax bill, the hazard profile and the tenant pool.
| County | Population | Price | Rent | Yield | Hazard |
|---|---|---|---|---|---|
| Adams County | 530,225 | $486k | $1,856 | 4.6% | hail |
| Denver County | 718,877 | $546k | $1,889 | 4.2% | inland flooding |
| Arapahoe County | 659,844 | $516k | $1,821 | 4.2% | hail |
| Jefferson County | 579,377 | $629k | $1,981 | 3.8% | inland flooding |
| Douglas County | 377,150 | $712k | $2,306 | 3.9% | inland flooding |
| Broomfield County | 76,304 | $629k | $2,035 | 3.9% | inland flooding |
| Elbert County | 27,874 | $686k | n/a | n/a | inland flooding |
| Park County | 17,907 | $527k | $2,643 | 6.0% | wildfire |
| Clear Creek County | 9,262 | $565k | $2,146 | 4.6% | inland flooding |
Use the published median market asking rent; HUD FMR is a separate payment standard and should not substitute for market rent.
No. It is before operating costs, and the record does not publish the expenses needed to calculate net yield.
No. It is a county-level modeled building-value loss measure; property-level insurance, claims, deductibles, and mitigation information are not supplied.