FIPS 08005 · population 659,844 · part of Denver, CO
The latest county-level Zillow ZORI is $1,821 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 | Arapahoe County, CO | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $1,754 | Arapahoe County, CO | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $2,089 | Arapahoe County, CO | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $2,734 | Arapahoe County, CO | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $3,049 | Arapahoe 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 08005. 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.
Arapahoe County’s tension is yield versus softening: investors able to verify expenses should investigate, while buyers relying on appreciation or quick resale should be cautious. Zillow’s 2026-06 county observation puts median home value at $516,233 and median asking rent at $1,821 monthly, down 3.03% and 2.28% year over year; supplied gross yield is 4.23% before costs. FHFA’s separate 2025 annual repeat-transaction HPI also edged down, though its reported five-year change was positive. It is not a home value and cannot be averaged with Zillow’s distinct-vintage value change.
Market asking rent is measured rent; HUD’s $2,089 two-bedroom Fair Market Rent is a payment standard, not an asking-rent estimate. Market rent is 87.20% of that standard, but FMR cannot substitute in a yield calculation. Gross yield excludes costs: the $2,938 median annual property tax and 0.52% effective rate are carrying-cost evidence, not net return. Hail is dominant; modeled annual climate loss of 0.14% of building value requires asset-specific insurance, roof, and deductible review, not a dollar-loss conversion.
Realtor.com’s MLS listing-market data show lower asking prices and fewer active listings, with marketing time at 45 days. The 27.99% price-reduced share and 39.50% pending-to-active ratio indicate concessions and visible pipeline; neither proves buyer demand or is a closed-sale price. Net out-migration coincides with higher average AGI among departing movers, requiring checks against target tenant and buyer cohorts. Investor mortgages were 6.78% of purchase mortgages, a minority share that excludes cash buyers. QCEW measures annual covered jobs at county workplaces, not residents; Professional and business services is the largest disclosed private supersector, not the whole economy.
Key gaps prevent a property-level conclusion: property-level operating expenses, insurance quotes, vacancy, turnover, capital needs, financing terms, unit-type rent distribution, closed-sale comparables, and neighborhood supply are not published. Without them, an underwriter cannot determine net operating income, debt-service coverage, hail-related carrying exposure, achievable asset rent, or defensible exit value. Next checks are lease comps with concessions, insurance and roof history, and buyer composition by submarket.
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.
In the selected direct-evidence ZIP set, Zillow’s June 2026 ZORI, a typical observed asking-rent index, runs from $1,504 in 80012 to $2,832 in 80015: a $1,328 spread. This dispersion makes the decision less about a single county rent figure than about choosing a current asking-rent range, then testing whether its associated survey burden and vacancy conditions fit the household and unit sought. Because the range is wide, a county figure can conceal distinct rent screens within this selected set. A useful first screen is the advertised-rent ceiling and unit size needed, rather than treating the median as a quote for an available home.
Zillow should not be blended with the other series. The ACS five-year ZCTA median gross-rent estimates, which describe reported gross rent rather than current asking rent, range from $1,607 to $2,337 across displayed ZIP/ZCTA records. Separately, HUD’s FY 2026 two-bedroom FMR standard is $2,089 for every displayed ZIP. The Zillow-to-HUD comparison spans 72.0% to 135.6%, but it is a relation between a typical observed asking-rent index and an administrative two-bedroom standard, not a rent premium, unit price, or affordability result. ACS rents likewise must remain separate from both. Each series answers a different question: observed asking conditions, survey-reported gross rents, or a program standard.
ACS five-year indicators show a different trade-off, not a reading of live inventory. Estimated renter households paying 30% or more of income toward rent range from 47.0% to 61.8%, versus 56.4% countywide. Estimated housing vacancy ranges from 2.6% to 6.9%, compared with 4.5% for the county. For example, 80012 combines the lowest selected ZORI with 3.8% vacancy and the highest burden share; 80247 combines the highest vacancy with a $1,778 ZORI and 56.8% burden. These figures can flag where to investigate the balance between rent level and housing vacancy, but they do not establish that vacancy drives rents or that a given household will face the area-wide burden rate.
Coverage and geography constrain use of these comparisons. This selected direct-evidence set covers 79,506 renter households but is not an exhaustive county or local-area inventory. Census ZCTAs are statistical areas, not USPS delivery ZIPs. ZIPs that cross county lines are displayed under the county holding the largest HUD residential-address share, which ranges from 55.5% to 100.0% here. Before acting on any range, verify the exact address and crosswalk, current advertised and effective rent, bedroom count, concessions, lease term, utilities and recurring fees, deposit, income qualifications, availability date, and whether a HUD bedroom-specific standard is relevant to the intended program. These property-level checks are necessary because an index or area estimate cannot substitute for the terms of a particular listing.
15 ZIP profiles passed the county gate; the 12 with the most renter households are shown.
| ZIP / ZCTA | Zillow asking rent | ACS gross rent | HUD 2BR | Burden 30%+ | Vacancy | Income screen | HUD county share |
|---|---|---|---|---|---|---|---|
| 80012 | $1,504 | $1,753 | $2,089 | 61.8% | 3.8% | $60k | 99.1% |
| 80247 | $1,778 | $1,828 | $2,089 | 56.8% | 6.9% | $71k | 55.5% |
| 80011 | $1,590 | $1,607 | $2,089 | 57.0% | 3.8% | $64k | 65.7% |
| 80112 | $2,014 | $2,043 | $2,089 | 47.0% | 2.7% | $81k | 80.6% |
| 80014 | $1,702 | $1,842 | $2,089 | 59.9% | 5.5% | $68k | 89.3% |
| 80013 → | $2,027 | $2,201 | $2,089 | 56.2% | 4.2% | $81k | 100.0% |
| 80017 | $1,579 | $1,871 | $2,089 | 57.8% | 5.1% | $63k | 100.0% |
| 80113 | $1,881 | $1,664 | $2,089 | 51.5% | 5.6% | $75k | 100.0% |
| 80016 | $2,029 | $2,195 | $2,089 | 48.7% | 3.2% | $81k | 93.0% |
| 80120 | $1,777 | $1,672 | $2,089 | 58.3% | 4.5% | $71k | 100.0% |
| 80111 | $1,983 | $2,093 | $2,089 | 48.5% | 5.1% | $79k | 98.3% |
| 80015 | $2,832 | $2,337 | $2,089 | 56.9% | 2.6% | $113k | 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 80016 rental reportArapahoe County | Aurora, CO | $2,029 | ▼ 2.2% | 48.7% | 68,268 |
| ZIP 80013 rental reportArapahoe County | Aurora, CO | $2,027 | ▼ 0.3% | 56.2% | 73,248 |
| ZIP 80222 rental reportArapahoe County | Denver, CO | $1,775 | ▼ 2.5% | 49.4% | 23,838 |
| ZIP 80014 rental reportArapahoe County | Aurora, CO | $1,702 | ▲ 1.0% | 59.9% | 39,496 |
| ZIP 80011 rental reportArapahoe County | Aurora, CO | $1,590 | ▼ 3.1% | 57.0% | 53,695 |
| ZIP 80017 rental reportArapahoe County | Aurora, CO | $1,579 | ▼ 3.2% | 57.8% | 40,584 |
| ZIP 80010 rental reportArapahoe County | Aurora, CO | $1,558 | ▼ 1.2% | 55.3% | 42,439 |
| ZIP 80012 rental reportArapahoe County | Aurora, CO | $1,504 | ▼ 1.7% | 61.8% | 51,052 |
| ZIP 80231 rental reportArapahoe County | Denver, CO | $1,450 | ▼ 4.5% | 54.2% | 35,883 |
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.
0.137% of building value expected lost per year
$2,938 median annual bill
30,681 in · 32,433 out
$75,792 arriving · $86,502 leaving
549 of 8,095 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 |
|---|---|---|---|---|---|
| Arapahoe County | 659,844 | $516k | $1,821 | 4.2% | hail |
| Denver County | 718,877 | $546k | $1,889 | 4.2% | inland flooding |
| Jefferson County | 579,377 | $629k | $1,981 | 3.8% | inland flooding |
| Adams County | 530,225 | $486k | $1,856 | 4.6% | hail |
| 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 |
No. The record separately identifies market rent as median monthly asking rent and HUD Fair Market Rent as a payment standard.
No. They are MLS listing-market measures of asking prices, visible listings, marketing time, price reductions, and pending listings.
It represents annual average covered jobs located at workplaces in the county, not resident employment or unemployment.