Renting · Section 8
Data from November 2026
Renting in Morgan County, Colorado
Morgan County has a HUD fair market rent of $1,261 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $1,025 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $24.25 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,261
- a month, HUD, Fiscal year 2027
- 34% less than in Colorado
- Typical rent
- $1,025
- a month, Census, Average 2020–2024
- 42% less than in Colorado
- Wage needed
- $24.25
- an hour, 2 bedrooms
- Or $50,440 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 51%
- spend 30% or more of income on rent
- 3% less than in Colorado
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 Morgan 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 Morgan County was $1,373 a month in September 2026. 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 | $937 | $18.02 | $37,480 |
| 1 bedroom | $964 | $18.54 | $38,560 |
| 2 bedrooms | $1,261 | $24.25 | $50,440 |
| 3 bedrooms | $1,746 | $33.58 | $69,840 |
| 4 bedrooms | $1,959 | $37.67 | $78,360 |
HUD area: Morgan 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 12 ZIP codes in Morgan County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,050 in 80653 to $1,890 in 80701. 9 ZIP codes are above the county's fair market rent ($1,261).
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)
| 80653 | Morgan County, CO | $800 | $800 | $1,050 | $1,450 | $1,650 |
|---|---|---|---|---|---|---|
| 80654 | Denver-Aurora-Centennial, CO | $1,480 | $1,580 | $1,890 | $2,470 | $2,750 |
| 80654 | Greeley, CO | $1,480 | $1,580 | $1,890 | $2,470 | $2,750 |
| 80654 | Morgan County, CO | $1,480 | $1,580 | $1,890 | $2,470 | $2,750 |
| 80701 | Denver-Aurora-Centennial, CO | $1,480 | $1,580 | $1,890 | $2,470 | $2,750 |
| 80701 | Morgan County, CO | $1,480 | $1,580 | $1,890 | $2,470 | $2,750 |
| 80705 | Morgan County, CO | $1,000 | $1,030 | $1,350 | $1,870 | $2,100 |
| 80723 | Morgan County, CO | $900 | $930 | $1,210 | $1,680 | $1,880 |
| 80723 | Washington County, CO | $900 | $930 | $1,210 | $1,680 | $1,880 |
| 80733 | Morgan County, CO | $1,040 | $1,070 | $1,400 | $1,830 | $2,050 |
| 80733 | Washington County, CO | $1,040 | $1,070 | $1,400 | $1,830 | $2,050 |
| 80750 | Morgan County, CO | $990 | $1,020 | $1,330 | $1,790 | $1,970 |
- 80653 · Morgan County, CO $1,050$1,450
- 80654 · Denver-Aurora-Centennial, CO $1,890$2,470
- 80654 · Greeley, CO $1,890$2,470
- 80654 · Morgan County, CO $1,890$2,470
- 80701 · Denver-Aurora-Centennial, CO $1,890$2,470
- 80701 · Morgan County, CO $1,890$2,470
- 80705 · Morgan County, CO $1,350$1,870
- 80723 · Morgan County, CO $1,210$1,680
- 80723 · Washington County, CO $1,210$1,680
- 80733 · Morgan County, CO $1,400$1,830
- 80733 · Washington County, CO $1,400$1,830
- 80750 · Morgan County, CO $1,330$1,790
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 Morgan County, 51% 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.
51%
of renter households spend 30% or more of their income on rent.
3,616 households rent in Morgan County
- Spend half or more of their income 30%
- Spend 30% or more, but less than half 22%
- Spend less than 30% 49%
Compared with the state and the country
- Morgan 51%
- Colorado 53%
- United States 51%
Low-income apartments
Low-income apartments in Morgan County
HUD lists 11 properties with homes for low-income households in Morgan 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)
- 4
- HUD-assisted
- 5
- public housing
- 2
474 homes in all; 411 of them low-income, according to HUD.
- Hillcrest Apartments Public housing 1100 Linda St, Fort Morgan 80701 86 low-income homes · Run by Fort Morgan Housing Authority · Average payment: $491 a month · Average wait: 2 months · (970) 867-2734
- Brush Village Tax credit (LIHTC) 1 Weisbart St, Brush 80723 60 low-income homes · 2 bd: 25 · 3 bd: 35 · In service since 1994
- Sol Naciente Tax credit (LIHTC) 322 Linda St, Fort Morgan 80701 50 low-income homes · 2 bd: 16 · 3 bd: 18 · 4 bd: 16 · In service since 2016 · For families
- Gateway Village Apts HUD-assisted 414 Southridge Rd, Fort Morgan 80701 96 homes, 44 low-income · For families · (970) 867-7767
- Centennial Manor East HUD-assisted 612 Ray St, Brush 80723 32 low-income homes · For older adults · (970) 842-5046
- Brush Public housing 616 Ray St, Brush 80723 30 low-income homes · Run by Housing Authority of the City of Brush · Average payment: $403 a month · Average wait: 8 months · (970) 842-5046
- Tabor Apts HUD-assisted 1900 Edison St, Brush 80723 30 low-income homes · For older adults · (970) 842-2371
- Centennial Supportive Housing HUD-assisted 610 Ray St, Brush 80723 30 homes, 29 low-income · For older adults · (970) 842-5046
- Pioneer Apts Tax credit (LIHTC) 105 Gateway Ave, Fort Morgan 80701 24 homes, 23 low-income · 2 bd: 24 · In service since 1995
- Riverview Apts (fort Morgan) Tax credit (LIHTC) 1605 E 9th Ave, Fort Morgan 80701 24 homes, 15 low-income · 1 bd: 24 · In service since 1994
- Brush Housing Authority HUD-assisted 210 Bruse St, Brush 80723 12 low-income homes · For families · (970) 842-5046
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 Morgan County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 2 agencies serve in Morgan County. Here is what the rules say:
The rules, with their source
-
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
-
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)
-
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)
-
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)
-
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
-
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: $87,100. HUD income limits by family size, Fiscal year 2026. Area: Morgan County, CO. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $843 – $1,031
- 1 bedroom $868 – $1,060
- 2 bedrooms $1,135 – $1,387
- 3 bedrooms $1,571 – $1,921
- 4 bedrooms $1,763 – $2,155
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
- Fort Morgan Housing Authority Public housing · 86 public housing units (970) 867-2734 Fort Morgan Housing Authority: angelis@fmhousing.net
- Housing Authority of the City of Brush Public housing · 30 public housing units (970) 842-5046 Housing Authority of the City of Brush: brushhousing@brushhousing.com
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 Morgan County
This HUD-approved agency has an office in Morgan County. They counsel for free or at low cost.
-
Northeast Colorado Housing, Inc.
801 S West St Apt 25, Fort Morgan · Spanish
- Mortgage delinquency and default
- Budget and financial counseling
- and 4 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Morgan 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
$2,522
What you need before you get the keys.
What adds up
- First month
- $1,261
- Security deposit
- $1,261
- Total
- $2,522
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 Morgan County?
According to HUD (Fiscal year 2027): Studio: $937; 1 bedroom: $964; 2 bedrooms: $1,261; 3 bedrooms: $1,746; 4 bedrooms: $1,959. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Morgan County?
Paying the 2-bedroom fair market rent ($1,261) without spending more than 30% of income takes $24.25 an hour full time, or $50,440 a year.
Who qualifies for Section 8 in Morgan 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 Morgan 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 $1,135 and $1,387 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Morgan County?
For 2 bedrooms they run from $1,050 in 80653 to $1,890 in 80701. 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 Morgan County?
HUD lists 11 properties with homes for low-income households in Morgan 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 Morgan County?
HUD counts rent as a burden when it reaches 30% of income or more. In Morgan County, 51% of renter households are in that position; in Colorado, 53%, and nationwide, 51% (Average 2020–2024, Census).