ZIP Code · CO

ZIP 80817

Part of Fountain, CO

Pop. 31,241·El Paso County·64th most expensive ZIP in Colorado

Median rent (all units)

$2,052/mo

Year-over-Year

+6.8%

Month-over-Month

+1.2%

vs US Median

+$120

Reported rents

Rising (Monthly)

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Most AffordableMost Expensive

ZIP 80817 · $2,052

More expensive than 64% of US ZIP codes · National median $1,932/mo

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Medians by bedroom

Rent by unit size

Studio

$1,340

1 BR

$1,640

2 BR

$1,940

3 BR

$2,700

4 BR+

$3,070

Research median

$1,940/mo

Bedroom estimates are gross rents that include essential utilities (electricity, water, gas, sewer, trash).

Rent trends

12-month history

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Last updated: October 17, 2026

From the history

What the numbers show

Cheapest month to sign

November. Asking rents in ZIP 80817 usually run 0.6% below trend in November and 0.7% above it in June, about $27 a month apart at today's median. Based on 11 years of data.

Compared with the peak

Rent in ZIP 80817 is at its highest level since Zillow's records here began in January 2015.

Past year vs. the rest of Colorado

Rent in ZIP 80817 changed +6.8% over the year to September 2026. Across the 155 Colorado ZIP codes Zillow tracks, the typical change was +1.3%.

Rent vs. income since 2019

From 2019 to 2024, rent in ZIP 80817 rose 37.8% while median household income rose 35.2% ($64,020 to $86,543). Rent outpaced income.

Since before the pandemic

Rent in ZIP 80817 is 43.4% higher than in March 2020. Across the US, rent is up 37.3% over the same stretch.

Recent direction

Rent has risen 10 months in a row, and rose in 11 of the last 12 months.

What a typical income covers

30% of the median household income ($86,543) is $2,164 a month. That covers HUD's Fair Market Rent for up to a 2-bedroom ($1,940); a 3-bedroom is $2,700.

From Zillow's monthly rent index (ZORI) for ZIP 80817. The seasonal pattern compares Zillow’s seasonally adjusted and unadjusted series. Income is the Census median household income (5-year estimates). Fair Market Rents are HUD’s, which include utilities.

Annual cost

$24,624/yr

At $2,052/mo median

Location

CityFountain

StateCO

CountyEl Paso County

Rent Market Meter

Strong Landlord's Market

Renter's MarketBalancedLandlord's Market

Rents are up 6.8% year-over-year. Expect competition, and move quickly to lock in terms.

Based on rent-price momentum (+6.8% YoY, +1.2% MoM), not inventory.

Demographics

Who lives here

ZIP 80817 (Fountain, CO) is majority owner-occupied, skews toward younger working-age adults, 33.9% of residents hold a bachelor's degree or higher.

Population

31,241

Median income

$86,543

Median age

30.6

Renters

25.7%

Age distribution

27.7%

30.1%

26%

Under 1827.7%

18–3430.1%

35–5426%

55–648.9%

65+7.2%

Gender

50.6%

49.4%

Male50.6%

Female49.4%

Race & ethnicity

66.3%

25.3%

White66.3%

Black8.2%

Hispanic25.3%

Asian2.7%

Education (25+)

23.9%

37.6%

33.9%

No HS diploma4.6%

HS diploma23.9%

Some college37.6%

Bachelor's+33.9%

Housing tenure

74.3%

25.7%

Owner74.3%

Renter25.7%

Source: U.S. Census Bureau · ACS 2024 5-Year Estimates

2021 vs 2026

How ZIP 80817 in Fountain, CO has changed in 5 years

Rent

$1,560 → $2,052

up 31.5%

Income

$74,237 → $86,543

up 16.6%

Population

31,450 → 31,241

down 0.7%

Renter share

29.6% → 25.7%

-3.9 pts

Bachelor's+

30.1% → 33.9%

+3.8 pts

Five years ago, renters in ZIP 80817 in Fountain, CO paid around $1,560 a month. That figure now sits near $2,052, up 31.5% from the 2021 baseline. Household income in the area moved from $74,237 to $86,543 across the same window, up 16.6% versus 2021. Because rent grew faster than wages over the same span, the affordability picture has tightened relative to 2021. The renter share has eased from 29.6% to 25.7%, with owner-occupied housing accounting for the remainder. Bachelor's-degree-or-higher attainment moved from 30.1% to 33.9% across the same window. Reading these numbers side by side helps frame whether current listings in ZIP 80817 in Fountain, CO look reasonable against where the market sat half a decade ago.

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About renting in ZIP 80817

Last updated: October 17, 2026

ZIP code 80817 covers Fountain, CO. The median rent here is $2,052/mo as of October 2026. A 1-bedroom rents for a median of $1,640/mo. A 2-bedroom rents for a median of $1,940/mo.

At 28% of local median household income ($86,543/yr), ZIP 80817 ranks as affordable compared to the national benchmark of 30%. Rents have increased 6.8% over the past year.

FAQ

Frequently asked questions

How much income do you need to rent in ZIP 80817?

To keep rent at or below 30% of gross income, you would need to earn at least $82,000/year (about $39/hour full-time) to afford the median rent of $2,052/mo in ZIP 80817. The local median household income is $86,543/yr, so the typical household meets that bar.

Is rent going up or down in ZIP 80817?

Rent in ZIP 80817 has risen 6.8% over the past year as of September 2026. That is the highest level since Zillow's records here began in January 2015.

When is the cheapest time to rent in ZIP 80817?

Asking rents in ZIP 80817 are usually lowest in November, about 0.6% below their yearly trend, and highest in June, about 0.7% above it. At today's median that is a gap of roughly $27 a month. This pattern comes from 11 years of Zillow rent data.

Has rent outpaced income in ZIP 80817?

Yes. From 2019 to 2024, rent in ZIP 80817 rose 37.8% while median household income rose 35.2%, from $64,020 to $86,543. Rent is Zillow's yearly average; income is the Census 5-year estimate for the same years.

How does ZIP 80817 compare to other ZIPs in Colorado?

ZIP 80817 is in the middle among Colorado ZIP codes for rent, ranking #64 of 168 at $2,052/mo. Over the year to September 2026, rent in ZIP 80817 changed +6.8%, against a typical +1.3% across the 155 Colorado ZIP codes Zillow tracks.