FIPS 08041 · population 742,999 · part of Colorado Springs, CO
The latest county-level Zillow ZORI is $1,777 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 | $1,196 | El Paso County, CO | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $1,464 | El Paso County, CO | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $1,735 | El Paso County, CO | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $2,413 | El Paso County, CO | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $2,744 | El Paso 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 08041. 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.
El Paso County presents a price-versus-income/carry tension: a modestly negative value move alongside slightly rising asking rent creates a current income case, but a softer listing market and flood exposure demand property-level verification. Buyers who can underwrite rent durability, tax, and insurance should investigate; those relying on rapid resale or untested hazard costs should be cautious. In Zillow's 2026-06 county series, median home value was $455,749, down 1.72%, while median asking rent was $1,777 and gross yield was 4.68% before costs.
The yield uses measured market rent and price, not an after-tax return. Effective property tax was 0.41%, a carrying-cost input needing parcel assessment and insurance review. HUD FMR was $1,735 monthly, a payment standard rather than an asking-rent estimate, so it cannot replace the published market rent. FHFA's 2025 repeat-transaction HPI rose 0.53%. Its direction differs from Zillow's county value change, but their methods and labeled periods differ; neither should be averaged.
Realtor.com's separate 2026-06 MLS snapshot indicates greater visible choice: active listings reached 3,633, up 9.23%, and median marketing time was 49 days. Listing price reductions and longer marketing indicate seller concessions, not closed-sale prices or standalone proof of weak buyer demand. Net tax-return migration was positive, but average income of incoming movers trailed outgoing movers, limiting the quality read from migration alone. Investors accounted for 5.44% of 11,343 purchases, a minority presence that may compete in selected segments but does not establish investor-led pricing.
Primary risk is inland flood: modeled climate loss equals 0.16% of building value per year, an expected-loss ratio rather than a parcel quote; flood-zone status, insurance availability, deductibles, and replacement cost can alter it. Professional and business services is QCEW's largest disclosed private supersector; QCEW measures annual covered jobs at county workplaces, not resident employment, unemployment, or a forecast. Missing sale-price, financing, vacancy, operating-expense, insurance-quote, neighborhood-rent, and condition evidence prevents underwriting net cash flow, leverage coverage, or a resale conclusion. Verify lease comps, tax bill, flood maps, insurance, and pending or closed transaction terms.
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.
The selected ZIP/ZCTA matches present a broad asking-rent decision set rather than a uniform countywide price. Zillow’s June 2026 ZORI—a typical observed asking-rent index—runs from $1,215 in 80909 to $1,957 in 80920, a $742 span around a $1,548.50 selected-set median. The county ZORI falls within this range, but it is not a substitute for the ZIP-level index. The decision question is therefore budget fit: can the household’s intended bedroom configuration, lease timing, and actual available units accommodate the selected-set spread? The low and high endpoints identify price dispersion, not a ranking of locations or properties.
Each rent measure answers a different question. The ACS 2024 five-year survey estimate of median gross rent ranges from $1,247 in 80903 to $2,067 in 80923. In contrast, FY 2026 HUD two-bedroom FMR spans $1,430 in 80907 to $2,150 in 80920; it is an administrative bedroom-specific standard, not an asking-rent observation. ZORI is above the HUD standard in 80907 but below it in 80909. Those relationships should not be collapsed into one affordability figure: ACS is retrospective survey evidence, ZORI reflects typical observed asking rents, and FMR is relevant as an administrative two-bedroom reference. Match the measure to the decision being made.
Affordability pressure and apparent availability do not move in a simple pattern across the selected set. ACS 2024 five-year shares of renter households paying at least 30 percent of income for rent range from 43.3% in 80920 to 57.9% in 80904, versus 54.8% for the county. The corresponding ACS vacancy rates are 3.2% and 5.6%, while the selected-set extremes run from 1.0% in 80917 to 9.0% in 80903. A lower vacancy estimate may mean fewer unoccupied units, but it does not measure live listings, rent concessions, bedroom mix, or the price of units a household can actually secure. Conversely, a higher vacancy estimate does not establish lower rents or lower burden. Use burden as a household-outcome signal and vacancy as a stock measure, without assigning causation between them.
The display is a selected subset, not an exhaustive county inventory. Census ZCTAs are statistical areas rather than USPS delivery ZIPs, and ZIP boundaries may cross county lines. For display, each ZIP is assigned to El Paso County by the largest HUD residential-address share; that crosswalk assignment does not alter the underlying delivery geography. Before using a ZIP comparison to narrow a search, verify the property’s current advertised rent, exact bedroom count, lease term, utilities and mandatory fees, availability date, eligibility rules, and address-to-county/ZIP alignment. These property-level checks are necessary because an index, survey estimate, and administrative standard cannot confirm the terms or availability of a particular unit.
21 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 |
|---|---|---|---|---|---|---|---|
| 80909 | $1,215 | $1,296 | $1,500 | 56.8% | 4.9% | $49k | 100.0% |
| 80918 | $1,531 | $1,648 | $1,790 | 49.2% | 3.7% | $61k | 100.0% |
| 80910 | $1,537 | $1,361 | $1,590 | 51.2% | 4.8% | $61k | 100.0% |
| 80916 | $1,441 | $1,620 | $1,650 | 54.6% | 3.9% | $58k | 100.0% |
| 80907 | $1,560 | $1,505 | $1,430 | 52.5% | 4.0% | $62k | 100.0% |
| 80917 | $1,385 | $1,528 | $1,550 | 55.2% | 1.0% | $55k | 100.0% |
| 80906 | $1,675 | $1,722 | $1,880 | 55.2% | 6.4% | $67k | 100.0% |
| 80920 | $1,957 | $2,061 | $2,150 | 43.3% | 3.2% | $78k | 100.0% |
| 80904 | $1,607 | $1,474 | $1,530 | 57.9% | 5.6% | $64k | 100.0% |
| 80903 | $1,765 | $1,247 | $1,620 | 54.4% | 9.0% | $71k | 100.0% |
| 80905 | $1,532 | $1,467 | $1,540 | 54.6% | 5.5% | $61k | 100.0% |
| 80923 | $1,954 | $2,067 | $2,140 | 49.9% | 4.2% | $78k | 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 80922 rental reportEl Paso County | Colorado Springs, CO | $2,021 | ▲ 0.0% | 46.3% | 30,453 |
| ZIP 80920 rental reportEl Paso County | Colorado Springs, CO | $1,957 | ▲ 2.5% | 43.3% | 36,923 |
| ZIP 80923 rental reportEl Paso County | Colorado Springs, CO | $1,954 | ▲ 1.4% | 49.9% | 31,772 |
| ZIP 80924 rental reportEl Paso County | Colorado Springs, CO | $1,904 | ▼ 0.1% | 57.2% | 19,619 |
| ZIP 80903 rental reportEl Paso County | Colorado Springs, CO | $1,765 | ▲ 0.8% | 54.4% | 16,491 |
| ZIP 80919 rental reportEl Paso County | Colorado Springs, CO | $1,705 | ▲ 2.0% | 47.9% | 27,787 |
| ZIP 80906 rental reportEl Paso County | Colorado Springs, CO | $1,675 | ▲ 4.9% | 55.2% | 37,502 |
| ZIP 80904 rental reportEl Paso County | Colorado Springs, CO | $1,607 | ▲ 3.2% | 57.9% | 21,158 |
| ZIP 80907 rental reportEl Paso County | Colorado Springs, CO | $1,560 | ▲ 1.5% | 52.5% | 27,815 |
| ZIP 80910 rental reportEl Paso County | Colorado Springs, CO | $1,537 | ▲ 2.8% | 51.2% | 31,368 |
| ZIP 80905 rental reportEl Paso County | Colorado Springs, CO | $1,532 | ▲ 4.5% | 54.6% | 16,672 |
| ZIP 80918 rental reportEl Paso County | Colorado Springs, CO | $1,531 | ▼ 1.5% | 49.2% | 50,005 |
| ZIP 80916 rental reportEl Paso County | Colorado Springs, CO | $1,441 | ▼ 0.8% | 54.6% | 41,104 |
| ZIP 80917 rental reportEl Paso County | Colorado Springs, CO | $1,385 | ▼ 3.4% | 55.2% | 30,398 |
| ZIP 80909 rental reportEl Paso County | Colorado Springs, CO | $1,215 | ▲ 0.7% | 56.8% | 35,486 |
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.
0.157% of building value expected lost per year
$1,874 median annual bill
27,597 in · 26,815 out
$65,805 arriving · $66,007 leaving
617 of 11,343 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 |
|---|---|---|---|---|---|
| El Paso County | 742,999 | $456k | $1,777 | 4.7% | inland flooding |
| Teller County | 24,825 | $485k | $2,087 | 5.2% | wildfire |
Published median asking rent was $1,777 per month, supporting the stated 4.68% gross yield before costs. HUD FMR of $1,735 is a separate payment standard.
No. Zillow's 2026-06 median home value was down 1.72%, while FHFA's 2025 repeat-transaction HPI rose 0.53%; the measures and periods are not interchangeable.
The dominant hazard is inland flood, with modeled expected annual loss equal to 0.16% of building value.