Section 8 in San Miguel County, CO
HUD rent limits, income limits and housing authorities for San Miguel County. Serving housing authorities vary by ZIP.
HUD Fair Market Rents in San Miguel County (FY2027)
HUD rent benchmarks for FY2027, effective October 1, 2026. These are not adopted housing-authority payment standards or household subsidy amounts. The illustration shows 90% to 110% of FMR; ZIP-based schedules, approved exceptions and Moving to Work rules can differ.
| Bedrooms | FMR | Illustration: 90% to 110% of FMR |
|---|---|---|
| Efficiency (studio) | $1,136 | $1,022 to $1,250 |
| 1-bedroom | $1,377 | $1,239 to $1,515 |
| 2-bedroom | $1,631 | $1,468 to $1,794 |
| 3-bedroom | $2,258 | $2,032 to $2,484 |
| 4-bedroom | $2,533 | $2,280 to $2,786 |
The two-bedroom HUD benchmark for San Miguel County is $1,631. Multiplying by 90% and 110% gives $1,468 to $1,794, not an approval range. Gross rent includes the applicable allowance for tenant-paid utilities. Your agency must calculate assistance using its adopted standard, your household and the proposed unit.
What changed from FY2026 to FY2027 in San Miguel County
HUD's two-bedroom Fair Market Rent for San Miguel County, CO fell from $1,645 in FY2026 to $1,631 in FY2027, a change of -$14 a month (-0.9%). FY2027 figures took effect on October 1, 2026.
| Bedrooms | FY2026 | FY2027 | Change |
|---|---|---|---|
| Efficiency (studio) | $1,245 | $1,136 | -$109 (-8.8%) |
| 1-bedroom | $1,254 | $1,377 | +$123 (+9.8%) |
| 2-bedroom | $1,645 | $1,631 | -$14 (-0.9%) |
| 3-bedroom | $2,288 | $2,258 | -$30 (-1.3%) |
| 4-bedroom | $2,579 | $2,533 | -$46 (-1.8%) |
The FMR is not what the voucher pays. Each housing authority sets its own payment standard. The basic range is 90% to 110% of the applicable FMR or SAFMR, with exceptions and Moving to Work policies that may differ. A HUD effective date is not a household rent-change notice. Confirm the adopted schedule and its application to your lease or reexamination with your agency.
Already renting with a voucher in San Miguel County? Under standard HCV rules, a lower payment standard does not cut your subsidy right away. Moving to Work agencies may use different policies. The housing authority may keep your current payment standard for as long as you stay in the same unit. If it decides to lower it, the reduction cannot start sooner than two years after the decrease takes effect, and only after it sends you the required notice (24 CFR 982.505(c)(3)). Families who are new to the program, or who move to a different unit, get the schedule in effect at that time.
Source: HUD Fair Market Rents, FY2026 and FY2027, huduser.gov.
Section 8 income limits in San Miguel County (FY2026)
To qualify for a Housing Choice Voucher, a household's gross annual income generally has to be at or below the very low income limit for its size. In San Miguel County that is $65,550 a year for a family of four, about $5,460 a month before taxes. HUD's area median family income here is $131,100.
| Household size | Extremely low (30%) | Very low (50%) | Low (80%) |
|---|---|---|---|
| 1 person | $27,550 | $45,900 | $73,450 |
| 2 people | $31,500 | $52,450 | $83,950 |
| 3 people | $35,450 | $59,000 | $94,450 |
| 4 people | $39,350 | $65,550 | $104,900 |
| 5 people | $42,500 | $70,800 | $113,300 |
| 6 people | $45,650 | $76,050 | $121,700 |
| 7 people | $50,040 | $81,300 | $130,100 |
| 8 people | $55,720 | $86,550 | $138,500 |
Which column applies to you. The middle column is the eligibility line for most applicants (24 CFR 982.201). The low income column only applies in special cases, such as families already receiving federal housing assistance. The extremely low column matters for how fast you are reached: housing authorities must give at least 75% of the vouchers they issue from the waiting list each year to extremely low income families, which for a family of four here means $39,350 or less.
Income is counted before taxes and covers the whole household. The housing authority verifies it when your name is reached on the waiting list, so what counts is your income at that point. Being under the limit makes you eligible; it does not move you up a closed or full waiting list.
Source: HUD FY2026 Section 8 Income Limits for the San Miguel County, CO, huduser.gov.
Can a landlord refuse Section 8 in San Miguel County?
No. Colorado law prohibits landlords from refusing a renter because they pay with a Section 8 voucher. That protection applies in San Miguel County. If you were turned away for having a voucher, that refusal may be illegal.
Colorado Anti-Discrimination Act, C.R.S. §24-34-502 (2021)
Source of income including state and federal housing vouchers is protected statewide; applies to landlords with more than three units. PRRAC Appendix B (March 2026).
View statute →Informational only, not legal advice. Laws change, so verify current status before acting on a rejection or making a leasing decision.
Landlord and investor tools for San Miguel County
RentalCalcsFree calculators and guides from RentalCalcs, built by the VoucherMatch team, for landlords deciding whether to accept vouchers.
- San Miguel County rental market dataRents, home prices, cap rates and cash flow estimates for investors.
- Section 8 rent analyzerHUD rent benchmarks and modeled comparisons for Colorado ZIP codes. Confirm adopted amounts with the agency.
- Compare HUD benchmarks with market rent in ColoradoExplore modeled ZIP comparisons; these do not establish an approved rent or agency payment.
- Average rent in ColoradoMarket rent versus HUD fair market rent by city and bedroom count.
- How Section 8 rent is calculatedFair market rent, payment standards and rent reasonableness, step by step.
- Section 8 landlord math for 2026What the payment standard changes mean for cash flow this year.
Frequently asked questions
- What is the income limit for Section 8 in San Miguel County?
- For FY2026, the very low income screening threshold in San Miguel County, CO is $45,900 for one person, $52,450 for two, $59,000 for three and $65,550 for a family of four. Limits vary by household size. The agency also checks other eligibility requirements and any applicable exceptions.
- What counts as extremely low income in San Miguel County?
- HUD's FY2026 extremely low income limit in San Miguel County is $27,550 for one person and $39,350 for a family of four. Housing authorities must give at least 75% of the vouchers they issue from the waiting list each year to families at or below this level.
- How much does Section 8 pay for a 2-bedroom in San Miguel County?
- The FY2027 two-bedroom Fair Market Rent in San Miguel County is $1,631 per month. For illustration, 90% to 110% of the benchmark is roughly $1,468 to $1,794. This is not a household rent limit. ZIP-based schedules, approved exceptions and Moving to Work rules may differ; ask your agency for its adopted standard and the unit's utility allowance.
Find Section 8 apartments in San Miguel County
VoucherMatch connects voucher holders with landlords who accept Section 8, and it is free for renters. The administering housing authority must approve the actual unit, rent and household assistance calculation.
Nearby Colorado counties
Voucher counts aggregated from HUD PHA jurisdiction data. Population 8,082 · FIPS 08113.