Fort Collins, CO · Colorado
Larimer County
ZIP 80538
363,561 residents2,339 permits TTM$91,364 median HHI18 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$532,200
ACS 5-Year
Cap rate proxy
3.8%
FMR × 0.65 ÷ Home Value
Rent-to-income
22.0%
HUD FMR ÷ ACS HHI
Net migration
+2.92%
IRS SOI
Permits (TTM)
2,339
Census BPS
Climate risk
90.1
FEMA NRI (0–100)
ZIP 80538
Median home value
—
Gross yield
—
Buy Box score
0.4
Section 8 gap
—
Affordability
P/I: 5.5R/I: 26.0%
Section 8 detail
SAFMR: —Rent: —Gap: —
ZIP code breakdown18 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Buy Box score ↓ | Section 8 gap |
|---|---|---|---|---|---|
| 80549 | — | — | — | 0.7 | — |
| 80535 | — | — | — | 0.5 | — |
| 80512 | — | — | — | 0.5 | — |
| 80521 | — | — | — | 0.4 | — |
| 80536 | — | — | — | 0.4 | — |
| 80538 | — | — | — | 0.4 | — |
| 80513 | — | — | — | 0.3 | — |
| 80537 | — | — | — | 0.3 | — |
| 80526 | — | — | — | 0.3 | — |
| 80517 | — | — | — | 0.3 | — |
| 80524 | — | — | — | 0.2 | — |
| 80547 | — | — | — | 0.2 | — |
| 80525 | — | — | — | 0.2 | — |
| 80528 | — | — | — | 0.1 | — |
| 80515 | — | — | — | — | — |
| 80532 | — | — | — | — | — |
| 80545 | — | — | — | — | — |
| 82063 | — | — | — | — | — |
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Demographics
Owner-occupied
64.3%
Census ACS
Vacancy rate
6.4%
Census ACS
Bachelor's degree +
51.7%
Census ACS
Rent burdened
51.6%
Census ACS (>30% income)
Median age
36.6
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026