Housing market/Colorado/ZIP 80538
ZIP 80538 Loveland, Colorado
Fort Collins-Loveland, CO MSA · Colorado. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.
ZIP brief
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HUD schedule, ACS stock, and the 90–110% band for ZIP 80538 · CO — sent to you.
ZIP 80538 · CO
ACS rent vs 2BR SAFMR
ZIP 80538 — Loveland, CO HUD Section 8 Payment Standards / SAFMR →ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.
Housing stock
ACS 2023 units-in-structure · ZCTA 80538
- 1-unit detached14,71367.2%
- 1-unit attached2,0239.2%
- 2–4 units7433.4%
- 5–49 units2,95513.5%
- 50+ units8463.9%
- Mobile6292.9%
2–4 unit share 3.4% · 5–49 unit share 13.5% · combined 2–49 16.9%.
Units by bedrooms
Rent burden
- ACS median gross rent $1,730 (all bedrooms, occupied rentals).
- Median contract rent $1,562.
- Renters paying ≥30% of income 50.3%; ≥50% 20.1%.
- FY2027 2BR SAFMR $1,820 (1.052× ACS median gross rent).
Population
49,183 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: +1.9%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: 8 projects, 955 units.
- HUD project-based assisted MF: 4 properties, 265 assisted units.
- HCV household counts (Picture of Subsidized Households) are not on this page yet.
New apartment permits
About 1,367 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.
Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.
What the data shows
ZIP 80538 31.0% of occupied households are renters; vacancy is 2.6%; ACS median gross rent is $1,730; population increased +1.9% between the 2018 and 2023 ACS vintages; the housing stock includes 743 units in 2–4-unit structures and 2,955 units in 5–49-unit structures; 8 LIHTC projects totaling 955 units; FY2027 2BR SAFMR is $1,820 versus ACS median gross rent of $1,730. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.
Colorado research
ZIP 80538 is a Census / HUD profile for Fort Collins-Loveland, CO. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 80538 — Loveland, CO HUD Section 8 Payment Standards / SAFMR·Colorado ZIP directory
Nearby ZIPs in this FMR area
Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is Colorado research. Brokerage is Georgia.
FAQ
What is the housing market like in ZIP 80538?
ZIP 80538 (Fort Collins-Loveland, CO MSA) has 49,183 residents, 21,349 households, a renter share of 31.0%, median household income of $85,057, and ACS 2023 median gross rent of $1,730. Vacancy is 2.6%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 80538?
ACS counts 230 units in 2-unit buildings, 513 in 3–4 unit buildings, 1,707 in 5–9, 762 in 10–19, and 486 in 20–49. Combined 2–49 unit stock is 3,698 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 80538?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,820. See the full schedule and 90–110% payment-standard band on the ZIP 80538 — Loveland, CO HUD Section 8 Payment Standards / SAFMR.
Does this Colorado ZIP profile include Georgia listings?
No. ZIP 80538 is Census / HUD research for Fort Collins-Loveland, CO MSA. Jeff Crowe CRE does not list Colorado property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.