FIPS 08031 · population 718,877 · part of Denver, CO
The latest county-level Zillow ZORI is $1,889 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 | Denver County, CO | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $1,754 | Denver County, CO | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $2,089 | Denver County, CO | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $2,734 | Denver County, CO | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $3,049 | Denver 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 08031. 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.
Denver County’s tension is recent price softness against a reported gross yield that excludes costs. It merits asset-level investigation for buyers able to test expenses and lease-up assumptions, while buyers dependent on rapid resale or thin operating margins should be cautious. Zillow’s county observation for 2026-06 places median home value at $546,309, down 3.3% year over year. Separately, FHFA’s 2025 repeat-transaction HPI fell 0.43% annually. The index is not a home value, and its different vintage and method cannot be blended with Zillow into one appreciation rate.
At the Zillow observation, median asking market rent was $1,889 per month and the reported gross yield was 4.15% before costs. This is measured market rent, not HUD FMR. HUD’s two-bedroom FMR of $2,089 is a payment standard rather than an asking-rent estimate; measured rent equals 90.4% of it and cannot be replaced with FMR for yield analysis. The effective property-tax rate is 0.45%, adding a carrying-cost consideration beyond gross yield.
Realtor.com’s 2026-06 MLS evidence showed active listings lower year over year and unchanged median marketing time. These are visible supply and marketing-time measures, not closed-sale evidence; 30.04% of listings had price reductions, indicating seller concessions but not proving buyer demand by itself. QCEW annual covered jobs located at county workplaces declined, with Professional and business services the largest disclosed private supersector; this is neither resident employment nor unemployment. Tax-return migration was net positive, but average income of arrivals was below that of departures. Reported investor purchases were 708 of 8,369 total purchases, or 8.46%, making non-owner participation present but not dominant.
Modeled expected annual climate loss equals 0.16% of building value, and inland flood is the named dominant hazard. That is modeled county-level loss, not parcel-specific flood exposure or an insurance quote. The record does not publish insurance quotes, flood-zone or claims histories, vacancy and operating expenses, or closed-sale and submarket comparable data. Those gaps prevent a post-cost cash-flow test, parcel-level hazard pricing, and an executable acquisition-value conclusion.
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.
Across the selected direct-evidence ZIP/ZCTA matches, Zillow’s ZORI, a typical observed asking-rent index, runs from $1,450 to $2,314 per month. The selected-set median is $1,982 and its $864 spread is substantial beside the county ZORI of $1,889, which was down 1.4% year over year. The decision question is not whether Denver County has a single prevailing asking rent, but whether a search can identify currently available units in the lower part of this measured range while retaining a realistic budget for the relevant unit. These figures describe selected ZIP-level indexes, not a complete inventory of listings or a promise of a particular lease price.
The rent systems offer distinct reference points. The HUD two-bedroom FMR is $2,089 in every shown ZIP, while the selected Zillow index represents 69.4% to 110.8% of that administrative standard. At the upper end, 80219’s $2,314 Zillow index exceeds FMR; at the lower end, 80231’s $1,450 index is below it. HUD FMR is a bedroom-specific administrative program standard rather than observed asking rent, so this comparison cannot establish how a given listing is priced. Nor should Zillow be combined with ACS: the ACS ZCTA median gross rent reaches $2,309 in 80202, against a Zillow index of $2,051 there. The timing, survey basis, and concepts differ, making them complementary reference measures rather than interchangeable prices.
ACS data here are five-year survey estimates: the county reports 47.6% of renters as burdened at 30% or more of income and a 6.7% vacancy rate. Among the selected ZCTAs, burden ranges from 33.0% to 54.2%, while vacancy ranges from 3.3% to 16.6%. The pattern does not furnish a simple availability-versus-affordability rule: 80231 combines the highest burden endpoint with 10.3% vacancy. These indicators neither show which units are vacant nor establish that vacancy drives burden. For screening, they identify separate conditions to check alongside current listings rather than providing a direct rent signal.
Coverage and geography limit any ZIP conclusion. The display contains 12 of 25 eligible direct-ZORI ZIP/ZCTA matches, selected in renter-household order and covering 112,497 renter households; it is not a countywide or neighborhood inventory. ZIPs are assigned to Denver County by the largest HUD residential-address share, not an exclusive boundary. In particular, 80231’s assignment rests on a 60.6% county residential-address share. ACS ZCTAs are statistical areas rather than USPS delivery ZIPs, so survey results cannot precisely characterize every address using a ZIP label. Before choosing a property, verify the physical county location, bedroom count, unit type, advertised rent, lease term, availability date, utilities, mandatory fees, concessions, and any income or occupancy restrictions.
25 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 |
|---|---|---|---|---|---|---|---|
| 80203 | $1,538 | $1,641 | $2,089 | 43.4% | 7.1% | $62k | 100.0% |
| 80205 | $1,974 | $1,905 | $2,089 | 41.4% | 8.6% | $79k | 100.0% |
| 80204 | $1,990 | $1,811 | $2,089 | 47.0% | 9.1% | $80k | 100.0% |
| 80211 | $2,219 | $1,970 | $2,089 | 33.0% | 5.7% | $89k | 100.0% |
| 80231 | $1,450 | $1,764 | $2,089 | 54.2% | 10.3% | $58k | 60.6% |
| 80202 | $2,051 | $2,309 | $2,089 | 40.4% | 16.6% | $82k | 100.0% |
| 80219 | $2,314 | $1,539 | $2,089 | 47.3% | 3.3% | $93k | 100.0% |
| 80218 | $1,507 | $1,534 | $2,089 | 38.7% | 6.0% | $60k | 100.0% |
| 80209 | $2,066 | $2,031 | $2,089 | 35.6% | 6.8% | $83k | 100.0% |
| 80210 | $2,124 | $1,996 | $2,089 | 45.9% | 6.1% | $85k | 100.0% |
| 80206 | $1,835 | $1,764 | $2,089 | 40.4% | 8.2% | $73k | 100.0% |
| 80220 | $1,785 | $1,639 | $2,089 | 51.3% | 5.2% | $71k | 99.3% |
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 80207 rental reportDenver County | Denver, CO | $2,762 | ▲ 1.9% | 47.2% | 21,542 |
| ZIP 80219 rental reportDenver County | Denver, CO | $2,314 | ▼ 2.2% | 47.3% | 59,523 |
| ZIP 80211 rental reportDenver County | Denver, CO | $2,219 | ▲ 0.4% | 33.0% | 38,177 |
| ZIP 80210 rental reportDenver County | Denver, CO | $2,124 | ▲ 0.8% | 45.9% | 39,113 |
| ZIP 80209 rental reportDenver County | Denver, CO | $2,066 | ▼ 1.2% | 35.6% | 27,564 |
| ZIP 80202 rental reportDenver County | Denver, CO | $2,051 | ▼ 1.8% | 40.4% | 18,589 |
| ZIP 80204 rental reportDenver County | Denver, CO | $1,990 | ▲ 0.2% | 47.0% | 35,318 |
| ZIP 80249 rental reportDenver County | Denver, CO | $1,978 | ▼ 2.8% | 59.8% | 41,590 |
| ZIP 80205 rental reportDenver County | Denver, CO | $1,974 | ▼ 1.6% | 41.4% | 34,571 |
| ZIP 80237 rental reportDenver County | Denver, CO | $1,849 | ▼ 1.1% | 52.7% | 23,384 |
| ZIP 80206 rental reportDenver County | Denver, CO | $1,835 | ▼ 2.8% | 40.4% | 24,383 |
| ZIP 80220 rental reportDenver County | Denver, CO | $1,785 | ▼ 2.5% | 51.3% | 37,203 |
| ZIP 80247 rental reportDenver County | Denver, CO | $1,778 | ▼ 5.9% | 56.8% | 29,760 |
| ZIP 80239 rental reportDenver County | Denver, CO | $1,754 | ▼ 1.5% | 46.1% | 44,956 |
| ZIP 80203 rental reportDenver County | Denver, CO | $1,538 | ▼ 2.7% | 43.4% | 22,441 |
| ZIP 80218 rental reportDenver County | Denver, CO | $1,507 | ▼ 1.7% | 38.7% | 19,149 |
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.
0.156% of building value expected lost per year
$2,751 median annual bill
47,546 in · 45,405 out
$84,484 arriving · $94,455 leaving
708 of 8,369 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 |
|---|---|---|---|---|---|
| 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 |
| 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 |
Yes. The record publishes median asking market rent and a reported pre-cost gross yield.
No. The record identifies HUD FMR as a payment standard, separate from measured asking market rent.
QCEW measures annual covered employment at workplaces located in the county, not resident employment or unemployment.