FIPS 08069 · population 367,368 · part of Fort Collins, CO
The latest county-level Zillow ZORI is $1,950 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 | $1,509 | Larimer County, CO | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 1 bedroom | $1,537 | Larimer County, CO | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 2 bedrooms | $1,732 | Larimer County, CO | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 3 bedrooms | $2,385 | Larimer County, CO | HUD administrative benchmark; compare with same-bedroom listings, never treat it as observed asking rent. |
| 4 bedrooms | $2,540 | Larimer 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 08069. 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.
Larimer County presents an income-versus-resale tension: investors who can verify property-level expenses should investigate the published rent base, while buyers reliant on quick value support should be cautious. Zillow’s 2026-06 median home value was $557,840, down 1.24% year over year. By contrast, FHFA’s 2025 annual repeat-transaction HPI rose 0.27%. These observations use different methods and vintages: the index is not a dollar home value, and the two movements cannot be merged into a single appreciation measure.
The published $1,950 monthly median asking rent is measured market rent and supports the reported 4.19% gross yield before taxes, insurance, vacancy, maintenance, or financing. HUD’s $1,732 two-bedroom FMR is a payment standard—not an asking-rent estimate—and market rent is 12.6% above it. The effective property-tax rate is about 0.50%, with a separately reported $2,832 median annual tax; neither figure shows the tax bill for the median-value home. Gross yield therefore is not net cash flow.
Demand and buyer competition are mixed. QCEW’s annual average records 171,278 covered jobs at county workplaces, a 2.27% decline, while its higher average weekly wage is a covered-worker average, not resident employment or unemployment. Trade, transportation, and utilities is the largest disclosed private supersector, not the whole economy. Tax-return mover households produced positive net migration, and incoming movers’ average AGI exceeded outgoing movers’ by $5,062; those are mover-household, not tenant, measures. Non-occupant purchase mortgages were 8.37% of purchases. Realtor.com’s MLS evidence shows more visible active supply, longer marketing time, lower median asking prices, and listings with price reductions; it is not closed-sale evidence or proof of buyer demand.
Flood is the dominant hazard, and the modeled climate-loss ratio is 0.13% of building value per year; it is an expected model output, not a property loss history. Before a county conclusion becomes an asset conclusion, obtain parcel flood-zone, elevation, claims, insurance availability, premiums, deductibles, and coverage data. Operating expenses, vacancy, capital needs, lease terms, financing, and submarket rent comparables are not published. Their absence prevents calculation of net operating income, debt-service coverage, property-level cash flow, and a flood-adjusted underwriting result.
This view uses 9 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 displayed direct-evidence set makes the Larimer County rental question one of dispersion, not a single countywide price. Across 9 assigned ZIP labels covering 51,912 renter households, Zillow’s June 2026 ZORI—its typical observed asking-rent index—runs from $1,713 to $2,874, a $1,161 spread. The selected-set median is $2,029. For a search, the practical question is whether the budget and bedroom target can accommodate the relevant index level while the distinct survey and administrative measures identify questions for closer review. This selection cannot establish a universal county rent range or current listing availability.
Zillow, ACS, and HUD answer different rent questions and should not be averaged. Within the displayed Zillow data, the low and high figures are June 2026 index readings, rather than lease quotes, and they offer no forecast. ACS 2024 five-year median gross rent, a survey estimate, ranges from $1,444 to $2,444. HUD’s FY2026 two-bedroom FMR is $1,732 across these records, and the Zillow index equals 98.9% to 165.9% of that standard. Zillow captures a typical observed asking-rent index; ACS supplies a separate survey measure; and FMR is an administrative bedroom-specific standard rather than an asking-rent estimate.
A mechanical 30%-of-income screen based on the ZORI endpoints produces annual thresholds of $68,520 and $114,960; it does not show that a household can secure a unit at either level. ACS renter burden shares at 30% or more range from 27.0% to 59.0%, versus 55.4% countywide. The $1,817 ZORI observation sits below the selected-set median despite carrying the highest displayed burden measure, illustrating why index rent and burden cannot be interchanged. ACS vacancy estimates range from 2.1% to 4.9%, against 6.35% countywide. Together, these measures frame competing questions about observed rent, rent pressure, and the measured vacant share, not a conclusion about availability: neither rate proves a suitable unit is currently vacant or identifies what causes burden or vacancy.
County assignment follows the largest HUD residential-address share, which is 96.2% to 100% among the displayed labels; a ZIP can still extend beyond the county. The Census ZCTA used for ACS tabulation is a statistical representation that may not align with a Postal Service delivery ZIP. The direct-evidence selection is not an exhaustive county inventory. Before making a property-level decision, verify the exact address and county, advertised rent, bedroom count, mandatory fees, utilities, lease duration, occupancy or income rules, and active unit status. Apply the HUD FMR only where the relevant program uses that standard.
All 9 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 |
|---|---|---|---|---|---|---|---|
| 80525 | $1,844 | $1,753 | $1,732 | 56.4% | 3.5% | $74k | 100.0% |
| 80521 | $1,817 | $1,444 | $1,732 | 59.0% | 4.9% | $73k | 100.0% |
| 80526 | $2,007 | $1,667 | $1,732 | 54.9% | 3.1% | $80k | 100.0% |
| 80537 | $1,713 | $1,684 | $1,732 | 49.8% | 3.1% | $69k | 99.7% |
| 80538 | $2,029 | $1,760 | $1,732 | 52.2% | 2.1% | $81k | 100.0% |
| 80524 | $2,052 | $1,697 | $1,732 | 50.2% | 4.3% | $82k | 98.2% |
| 80528 | $2,248 | $1,929 | $1,732 | 41.7% | 3.3% | $90k | 100.0% |
| 80549 | $2,411 | $2,444 | $1,732 | 49.6% | 2.3% | $96k | 98.1% |
| 80513 | $2,874 | $1,804 | $1,732 | 27.0% | 4.2% | $115k | 96.2% |
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 80528 rental reportLarimer County | Fort Collins, CO | $2,248 | ▲ 1.3% | 41.7% | 24,960 |
| ZIP 80524 rental reportLarimer County | Fort Collins, CO | $2,052 | ▲ 3.2% | 50.2% | 40,030 |
| ZIP 80538 rental reportLarimer County | Loveland, CO | $2,029 | ▲ 1.7% | 52.2% | 50,110 |
| ZIP 80526 rental reportLarimer County | Fort Collins, CO | $2,007 | ▲ 0.6% | 54.9% | 44,326 |
| ZIP 80525 rental reportLarimer County | Fort Collins, CO | $1,844 | ▼ 0.1% | 56.4% | 54,211 |
| ZIP 80521 rental reportLarimer County | Fort Collins, CO | $1,817 | ▲ 2.2% | 59.0% | 38,776 |
| ZIP 80537 rental reportLarimer County | Loveland, CO | $1,713 | ▲ 2.3% | 49.8% | 44,425 |
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.
0.127% of building value expected lost per year
$2,832 median annual bill
14,657 in · 13,955 out
$76,716 arriving · $71,654 leaving
400 of 4,778 mortgages
Listing price is an asking price, not a closed sale. Quality-flagged county rows are withheld instead of displayed.
No. The record identifies FMR as a payment standard and separately publishes median asking rent and gross yield.
No. Operating expenses, vacancy, capital needs, lease terms, and financing are not published.
No. They are MLS listing-market measures of asking prices, visible supply, marketing time, and price reductions.