Denver Section 8 Calculator — Denver County Income Limits & Rent Estimate
Renters in Denver, CO often search for the Housing Choice Voucher program — commonly called Section 8. Vouchers help very low-income households afford rent in private housing. In this city or town, HUD rules are usually applied through a Public Housing Authority (PHA) serving Denver County.
Expanded local guide
Section 8 in Denver — DHA, Waiting Lists & Denver County Housing
Local Section 8 guide for Denver and Denver County: Denver Housing Authority (DHA) vouchers, waiting list status, payment standards, income limits, and estimated tenant rent share.
Updated September 12, 2026
Housing Authority Serving Denver
The primary agency administering Housing Choice Vouchers in Denver is the Denver Housing Authority (DHA):
- Agency: Denver Housing Authority (DHA)
- Jurisdiction: City and County of Denver
- Address: 777 Grant St, Denver, CO 80203
- Phone: (720) 932-3000
- Website: denverhousing.org
- Waiting list status: Typically closed; monitor website for lottery announcements
Denver is a consolidated city-county, meaning DHA serves the entire geographic area. DHA manages both tenant-based Housing Choice Vouchers (which participants can use at any qualifying private rental unit in Denver) and project-based vouchers tied to specific affordable housing developments. DHA also partners with local nonprofits to provide supportive housing for seniors, veterans, and individuals experiencing chronic homelessness.
Income Limits & Fair Market Rent in Denver County
Section 8 eligibility in Denver is governed by HUD income limits for the Denver–Aurora–Lakewood, CO Metropolitan Statistical Area:
- 30% of Median (Extremely Low Income): The highest-priority admission tier — 75% of new vouchers flow to this group.
- 50% of Median (Very Low Income): Standard maximum income threshold for new HCV applicants.
- 80% of Median (Low Income): Qualifies for some project-based affordable housing programs in Denver.
HUD Fair Market Rents for the Denver metro drive DHA’s annual payment standards. Voucher holders typically pay 30% of adjusted monthly income, and DHA subsidizes the balance up to the payment standard limit.
Calculate your estimated rent share and voucher subsidy →
How to Apply for Section 8 in Denver
- Check DHA’s website at denverhousing.org regularly and subscribe to email alerts for waiting list opening announcements.
- Prepare required documents in advance: photo ID, Social Security cards, income verification (pay stubs, benefit letters), and birth certificates for all household members.
- Apply online during the enrollment period — DHA’s portal may fill allocated slots quickly, especially in lottery-based openings.
- Claim applicable preferences — DHA gives priority to Denver residents, veterans, survivors of domestic violence, and people experiencing homelessness, which can advance your position on the list.
- Attend your eligibility briefing after being selected — DHA provides a mandatory orientation before issuing vouchers.
Waiting List Tips for Denver & Denver County
- Apply for DHA’s affordable housing communities separately — some DHA-managed properties have their own waiting lists and may have faster placement than the general HCV list.
- Contact Denver’s Affordable Housing Office and 211 Colorado for emergency rental assistance programs that can help while you await a voucher.
- Connect with Mile High United Way and Denver Human Services for referrals to supportive housing programs with shorter wait times.
- Explore state programs through the Colorado Division of Housing, which offers rental assistance that may complement or supplement a federal voucher.
- Update your contact information with DHA immediately if anything changes — not responding to DHA correspondence can result in removal from the waiting list.
HUD income limits & Fair Market Rents — Denver
Official HUD figures for Denver County (area: Denver-Aurora-Centennial, CO MSA). Local PHA payment standards are often 90–110% of FMR.
Annual income limits (FY 2026)
Very low income (~50% AMI) and low income (~80% AMI) by household size. Section 8 typically prioritizes very low-income households.
| Household size | Very low (50%) | Low (80%) |
|---|---|---|
| 1 | $50,400 | $74,800 |
| 2 | $57,600 | $85,450 |
| 3 | $64,800 | $96,150 |
| 4 | $72,000 | $106,800 |
| 5 | $77,800 | $115,350 |
| 6 | $83,550 | $123,900 |
| 7 | $89,300 | $132,450 |
| 8 | $95,050 | $141,000 |
Monthly Fair Market Rents (FY 2027)
Benchmark gross rent (rent + utilities) by unit size. Use the ZIP calculator for Small Area FMRs or an estimated voucher amount.
| Bedrooms | FMR |
|---|---|
| Studio | $1,751 |
| 1 bedroom | $1,831 |
| 2 bedrooms | $2,169 |
| 3 bedrooms | $2,846 |
| 4 bedrooms | $3,183 |
Source: HUD USER API (income limits & FMR). Educational estimate only; not affiliated with HUD or any PHA. Reference fiscal year: 2026.
Denver Section 8 Rent Calculator & Voucher Estimate
Because Denver may sit in a multi-county HUD area, use our Section 8 rent calculator to check your county, HUD income limits, and estimated tenant rent share before you contact a housing authority.
Calculate Denver rent share & voucherHousing Choice Voucher program
A Section 8 voucher in the Denver area does not pay your full rent. You pay a tenant share (often about 30% of adjusted income), and the voucher covers part of the rent up to the local payment standard, which is based on HUD Fair Market Rents for Denver County.
Most PHAs near Denver run waiting lists that open only periodically. Eligibility depends on income, household size, and local preferences — not on applying first online alone.
- Project-based Section 8 — Project-based Section 8 — subsidy stays with specific buildings (different application path).
- Tenant-based vouchers (HCV) — Tenant-based vouchers (HCV) — you find a unit; the voucher moves with you in many cases after initial lease-up.
- Local preferences — Local preferences — veterans, elderly, disabled, or working families may get priority on some lists.
Section 8 guides for Denver renters
These guides explain vouchers, income limits, and rent math for households in Denver and across Colorado. Each links to our calculator so you can run numbers for your ZIP.
How Section 8 HAP Is Calculated (Tenant Share vs Owner)
HAP is min(payment standard, gross rent) minus TTP. See family rent to owner, utility reimbursement, the 90–110% FMR band, and what this calculator can and cannot decide.
RentHow Much Section 8 Pays by Bedroom Size
There is no national dollar amount for a 1-, 2-, or 3-bedroom voucher. Family unit size, the PHA payment standard, and your TTP decide HAP — plus the 40% first-lease rule.
PHAFind Your Public Housing Authority (PHA) for Section 8
Learn what a PHA is, how to find the housing authority for your city or county, and where to apply for a Section 8 Housing Choice Voucher waiting list.
ApplicationHow to Apply for Section 8 — Waiting Lists & PHA Steps
Step-by-step overview of Section 8 waiting lists, PHA applications, and what to do while you wait for a voucher.
Voucher programHousing Choice Voucher Program (Section 8) Explained
What the Section 8 Housing Choice Voucher program is, how PHAs run it, and how vouchers differ from public housing.
RentSection 8 Rent Calculator — How Much Will I Pay With a Voucher?
Estimate your Section 8 tenant share (TTP), payment standard, and maximum voucher subsidy. Includes rent above payment standard examples.
Income limitsSection 8 Income Limits Explained by Household Size
HUD very low and low income limits determine Section 8 eligibility. See how limits vary by ZIP, county, metro area, and family size.
BasicsHow Section 8 Housing Works — Vouchers, PHAs & What You Pay (2026)
How Section 8 Housing Choice Vouchers work in 2026 — who qualifies, how PHAs issue vouchers, how payment standards are calculated, and exactly what renters pay vs what the subsidy covers.
Apply near Denver
- Confirm income limits with the calculator.
- Find your PHA in our PHA Directory or the HUD contacts tool (Denver County).
- Join the waiting list when the PHA opens applications — many lists close for years at a time.
- When selected, find a rental at or below the payment standard and complete inspection.
Ready to apply? Download the PDF application checklist before your appointment.
FAQ — Section 8 in Denver
Can I use Section 8 in Denver, CO?
Many renters in Denver can apply if they meet HUD income limits and the local PHA has an open waiting list. Vouchers are portable in some cases, but you must apply through the housing authority that serves your area — often tied to Denver County.
How much rent will I pay with a voucher near Denver?
Your minimum share is the Total Tenant Payment (TTP) — typically the greater of 30% of adjusted monthly income, 10% of gross income, or a small PHA minimum. Use our calculator with your ZIP to see an estimate for Denver County.
Where do I apply for Section 8 in Denver?
Applications are handled by your local Public Housing Authority, not this website. Search HUD's PHA contact directory for authorities serving Denver County, then follow their waiting list instructions.
Does Denver have its own income limits?
HUD publishes income limits and Fair Market Rents by county or metro area. Denver uses the limits for Denver County. Enter your ZIP in our calculator to pull the current HUD figures for your household size.
Do medical bills lower Section 8 rent in Denver?
If your household is elderly (62+) or disabled, HUD may deduct unreimbursed medical costs above 10% of annual income, plus a family allowance. That reduces the adjusted income used for your tenant share (TTP). Run a Denver ZIP in the calculator; the PHA serving Denver County decides which receipts count.