Renting · Section 8
Data from November 2026
Renting in Montezuma County, Colorado
Montezuma County has a HUD fair market rent of $1,280 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $942 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $24.62 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,280
- a month, HUD, Fiscal year 2027
- 33% less than in Colorado
- Typical rent
- $942
- a month, Census, Average 2020–2024
- 47% less than in Colorado
- Wage needed
- $24.62
- an hour, 2 bedrooms
- Or $51,200 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 57%
- spend 30% or more of income on rent
- 8% more than in Colorado
Only here
Renting in Montezuma County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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Montezuma County has the lowest typical rent in its area: $942, less than any of its 5 neighboring counties; next is San Juan County ($992).
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12% of households in Montezuma County have no internet at home, against 4% in Colorado.
Sources: U.S. Census Bureau (Average 2020–2024).
Fair market rent
What HUD sets for each size
Every year HUD (the U.S. Department of Housing and Urban Development) publishes a Fair Market Rent (FMR) for each home size in Montezuma County. It is used to work out how much a Section 8 voucher covers. The table shows what you need to earn to pay it without spending more than 30% of income.
The fair market rent covers rent plus basic utilities, except the phone. HUD generally sets it at the 40th percentile: 4 in 10 standard-quality homes rented recently cost less. 24 CFR §888.113(a)
According to Zillow (ZORI), the typical asking rent in Montezuma County was $1,746 a month in September 2026: 6.3% more than 12 months ago. It is an index of market listings, not a HUD limit. Zillow data
| Size | Fair rent per month | Hourly wage | Income needed per year |
|---|---|---|---|
| Studio | $953 | $18.33 | $38,120 |
| 1 bedroom | $1,025 | $19.71 | $41,000 |
| 2 bedrooms | $1,280 | $24.62 | $51,200 |
| 3 bedrooms | $1,772 | $34.08 | $70,880 |
| 4 bedrooms | $1,988 | $38.23 | $79,520 |
HUD area: Montezuma County, CO. Source: HUD, Fiscal year 2027
By ZIP code
The fair market rent for your ZIP code
HUD also publishes fair market rents by ZIP code (Small Area FMRs) for 9 ZIP codes in Montezuma County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,280 in 81331 to $1,480 in 81328. 6 ZIP codes are above the county's fair market rent ($1,280).
Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses. 24 CFR §982.503(a)(1)
| 81321 | Montezuma County, CO | $970 | $1,040 | $1,300 | $1,800 | $2,020 |
|---|---|---|---|---|---|---|
| 81327 | Montezuma County, CO | $960 | $1,030 | $1,290 | $1,790 | $2,010 |
| 81328 | La Plata County, CO | $1,100 | $1,180 | $1,480 | $2,050 | $2,300 |
| 81328 | Montezuma County, CO | $1,100 | $1,180 | $1,480 | $2,050 | $2,300 |
| 81330 | Montezuma County, CO | $1,060 | $1,130 | $1,420 | $1,970 | $2,210 |
| 81331 | Dolores County, CO | $950 | $1,020 | $1,280 | $1,770 | $1,990 |
| 81331 | Montezuma County, CO | $950 | $1,020 | $1,280 | $1,770 | $1,990 |
| 81334 | Montezuma County, CO | $1,000 | $1,070 | $1,340 | $1,850 | $2,070 |
| 81335 | Montezuma County, CO | $950 | $1,020 | $1,280 | $1,770 | $1,990 |
- 81321 · Montezuma County, CO $1,300$1,800
- 81327 · Montezuma County, CO $1,290$1,790
- 81328 · La Plata County, CO $1,480$2,050
- 81328 · Montezuma County, CO $1,480$2,050
- 81330 · Montezuma County, CO $1,420$1,970
- 81331 · Dolores County, CO $1,280$1,770
- 81331 · Montezuma County, CO $1,280$1,770
- 81334 · Montezuma County, CO $1,340$1,850
- 81335 · Montezuma County, CO $1,280$1,770
Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) (external site)
Rent burden
How many households spend too much
HUD counts rent as a burden when it reaches 30% of income or more. In Montezuma County, 57% of renter households are in that position; in Colorado, 53%, and nationwide, 51% (Average 2020–2024, Census).
Paying too much rent leaves little for food, transportation and savings. If that is you, the agencies below can guide you for free.
57%
of renter households spend 30% or more of their income on rent.
2,678 households rent in Montezuma County
- Spend half or more of their income 24%
- Spend 30% or more, but less than half 33%
- Spend less than 30% 43%
Compared with the state and the country
- Montezuma 57%
- Colorado 53%
- United States 51%
Low-income apartments
Low-income apartments in Montezuma County
HUD lists 12 properties with homes for low-income households in Montezuma County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 8
- HUD-assisted
- 4
- public housing
- 1
383 homes in all; 328 of them low-income, according to HUD.
- Sleeping Ute Apts Tax credit (LIHTC) · HUD-assisted 516 S Madison St, Cortez 81321 60 low-income homes · 2 bd: 35 · 3 bd: 20 · 4 bd: 5 · In service since 2006 · For families · (970) 565-4729
- Valley Sun Village Tax credit (LIHTC) 700B E 2nd St, Cortez 81321 50 low-income homes · 1 bd: 50 · In service since 2020 · For older adults
- Valley Sun Village HUD-assisted 700 E 2nd St, Cortez 81321 50 low-income homes · For older adults · (303) 442-6380
- Brubaker Place Tax credit (LIHTC) 2001 E Empire ST, Cortez 81321 48 low-income homes · 1 bd: 8 · 2 bd: 24 · 3 bd: 16 · In service since 2011 · For families
- Montezuma Co Public housing 145 Bauer Ave, Mancos 81328 31 low-income homes · Run by Housing Authority of the County of Montezuma · Average payment: $445 a month · Average wait: 27 months · Homes at several sites · (970) 565-3831
- Prairie Mesa Estates Tax credit (LIHTC) 650 E 2nd St, Cortez 81321 30 low-income homes · 2 bd: 12 · 3 bd: 18 · In service since 2001
- Hillside Apartments HUD-assisted 300 N 15th St, Dolores 81323 20 low-income homes · For families · (970) 565-3831
- Mesa Park Apts Tax credit (LIHTC) 880 S Chestnut St, Cortez 81321 20 homes, 19 low-income · 2 bd: 20 · In service since 1996
- Menefee Apts Tax credit (LIHTC) 400 W Menefee St, Mancos 81328 12 low-income homes · 1 bd: 12 · In service since 1993
- Dolores Elderly HUD-assisted 203 S 4th St, Dolores 81323 8 low-income homes · For older adults · (970) 565-3831
- Overlook Village Tax credit (LIHTC) 670 W Menefee St, Mancos 81328 30 homes · In service since 1998
- Cortez Park Tax credit (LIHTC) 23 W 7th St, Cortez 81321 24 homes · In service since 1994 · For older adults
One property has two programs at the same address and appears once. Search HUD's map
Source: HUD, retrieved November 6, 2026. LIHTC database, updated May 14, 2025; Assisted multifamily properties, updated October 23, 2026; Public housing developments, updated October 23, 2026.
Section 8
The Section 8 voucher in Montezuma County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 1 agency serves in Montezuma County. Here is what the rules say:
The rules, with their source
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You apply at the public housing agency. If you qualify, your name usually goes on a waiting list. Applicants must be U.S. citizens or noncitizens with eligible status as HUD defines it. Source: HUD
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Generally, your family must have very low income: no more than 50% of the area median income, by family size (the middle column of the table). Source: 24 CFR §5.603, §982.201(b)
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Each year, at least 75% of the families an agency admits from its list must have extremely low income (the 30% column). Source: 24 CFR §982.201(b)(2)
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If the rent is below the payment standard, the family generally pays 30% of its adjusted monthly income. If it is above, the family pays more. Source: 24 CFR §982.1(a)(3)
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When you move in, if the rent is above the payment standard, your share cannot go over 40% of your adjusted monthly income. Source: 24 CFR §982.508
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Each agency sets a payment standard for each size. Without asking HUD, it can go from 90% to 110% of the fair market rent. Source: 24 CFR §982.503(b), (c)
| People | Extremely low (30%) | Very low (50%) | Low |
|---|---|---|---|
| 1 person | $20,450 | $34,100 | $54,550 |
| 2 people | $23,400 | $39,000 | $62,350 |
| 3 people | $27,320 | $43,850 | $70,150 |
| 4 people | $33,000 | $48,700 | $77,900 |
| 5 people | $38,680 | $52,600 | $84,150 |
| 6 people | $44,360 | $56,500 | $90,400 |
| 7 people | $50,040 | $60,400 | $96,600 |
| 8 people | $55,720 | $64,300 | $102,850 |
Area median income: $84,800. HUD income limits by family size, Fiscal year 2026. Area: Montezuma County, CO. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $858 – $1,048
- 1 bedroom $923 – $1,128
- 2 bedrooms $1,152 – $1,408
- 3 bedrooms $1,595 – $1,949
- 4 bedrooms $1,789 – $2,187
The range the rule allows: 90% to 110% of the county's fair market rent. Your agency publishes its own.
Housing agencies that serve this place
- Housing Authority of the County of Montezuma Public housing and Section 8 vouchers · 262 vouchers · 31 public housing units (970) 565-3831 Housing Authority of the County of Montezuma: accounting@mc-ha.org
Housing agencies in Colorado Source: HUD, Retrieved November 6, 2026
Your rights as a tenant in Colorado
What Colorado law says about deposits, notices and eviction, with the citation for each rule.
See your rights, rule by ruleCompare these rules with other states →
A summary of state law, not legal advice. Cities may have additional rules.
- How much can they charge for a deposit?
- Up to 2 months of rent
- C.R.S. §38-12-102.5
- If I fall behind on rent, what notice must I get?
- 10 days
- C.R.S. §13-40-104(1)(d)
- How much notice ends a month-to-month rental?
- 21 days
- C.R.S. §13-40-107(2)
- How much notice before a rent increase?
- 60 days
- C.R.S. §38-12-701(2)(a)
- Only a court order can remove youC.R.S. §38-12-510(1)
- Protection from retaliationC.R.S. §38-12-509(1)(a)
- Protection related to immigration statusC.R.S. §38-12-1203(1)
Help
Where to get help with rent in Montezuma County
These are the nearest HUD-approved agencies. They counsel for free or at low cost.
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Community Economic Defense Project -Cedp-Durango, CO
1911 Main Ave, Durango · 40 miles away · Spanish
- Mortgage delinquency and default
- Mortgage delinquency workshops
- and 6 more
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Housing Solutions for the Southwest
295 Girard St, Durango · 40 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 3 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Montezuma County. Change the rent, the deposit and the fees to yours: the numbers stay in your browser.
Count power on top of the rent: in Colorado, the average home bill was $101 a month in 2024 (EIA). See electricity and gas costs
Your move
We use the place's fair market rent and the state's deposit rule.
Adjust advanced details
Let's do the math
Cash to move in
$2,560
What you need before you get the keys.
What adds up
- First month
- $1,280
- Security deposit
- $1,280
- Total
- $2,560
When you'll have it
Enter what you can set aside each month to see how long it takes.
What helps
- Ask for a receipt for every payment and keep a copy of the lease.
- On move-in day, walk through the home and take dated photos.
- Never send money for a home you haven't seen or a lease you haven't read.
This is a planning estimate, not a price. What you are asked for depends on the landlord, your lease and your state's and city's rules. It is not legal advice.
Frequently asked questions
What is the fair market rent in Montezuma County?
According to HUD (Fiscal year 2027): Studio: $953; 1 bedroom: $1,025; 2 bedrooms: $1,280; 3 bedrooms: $1,772; 4 bedrooms: $1,988. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Montezuma County?
Paying the 2-bedroom fair market rent ($1,280) without spending more than 30% of income takes $24.62 an hour full time, or $51,200 a year.
Who qualifies for Section 8 in Montezuma County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $48,700 a year (Fiscal year 2026). The family usually pays 30% of its adjusted monthly income. You apply at the housing agency.
How much does Section 8 pay in Montezuma County?
The voucher pays up to your housing agency's payment standard, minus your share. The rule lets the agency set it between 90% and 110% of the fair market rent: for 2 bedrooms here, between $1,152 and $1,408 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Montezuma County?
For 2 bedrooms they run from $1,280 in 81331 to $1,480 in 81328. Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses.
How many low-income apartments are there in Montezuma County?
HUD lists 12 properties with homes for low-income households in Montezuma County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest. For tax-credit apartments and HUD-assisted buildings, you apply directly at the building's management office. They tell you whether units are open and how to apply; HUD does not have that information.
How many households spend too much on rent in Montezuma County?
HUD counts rent as a burden when it reaches 30% of income or more. In Montezuma County, 57% of renter households are in that position; in Colorado, 53%, and nationwide, 51% (Average 2020–2024, Census).