Colorado Section 538 income limits for FY2026
A Section 538 tenant can earn up to 115% of area median income at move-in. In Colorado that limit for a family of four runs from $65,800 in Costilla County, CO to $173,200 in Boulder, CO. Limits took effect July 13, 2026.
| Area | 1 | 2 | 3 | 4 | 5 | 6 | 7 | 8 |
|---|---|---|---|---|---|---|---|---|
| Boulder, CO metro area | 121,250 | 138,550 | 155,900 | 173,200 | 187,050 | 200,900 | 214,750 | 228,600 |
| Colorado Springs, CO metro area | 93,700 | 107,100 | 120,450 | 133,850 | 144,550 | 155,250 | 165,950 | 176,700 |
| Teller County, CO part of the Colorado Springs, CO metro area | 90,650 | 103,600 | 116,550 | 129,500 | 139,850 | 150,200 | 160,600 | 170,950 |
| Denver-Aurora-Centennial, CO metro area | 115,900 | 132,500 | 149,050 | 165,600 | 178,850 | 192,100 | 205,350 | 218,600 |
| Fort Collins-Loveland, CO metro area | 104,950 | 119,950 | 134,950 | 149,950 | 161,950 | 173,950 | 185,950 | 197,950 |
| Grand Junction, CO metro area | 81,000 | 92,550 | 104,150 | 115,700 | 124,950 | 134,200 | 143,450 | 152,700 |
| Greeley, CO metro area | 101,400 | 115,850 | 130,400 | 144,850 | 156,450 | 168,000 | 179,600 | 191,200 |
| Pueblo, CO metro area | 70,600 | 80,700 | 90,750 | 100,850 | 108,900 | 117,000 | 125,050 | 133,100 |
| Alamosa County, CO | 56,050 | 64,050 | 72,050 | 80,050 | 86,450 | 92,850 | 99,250 | 105,650 |
| Archuleta County, CO | 79,150 | 90,450 | 101,750 | 113,050 | 122,100 | 131,150 | 140,200 | 149,250 |
| Baca County, CO | 56,850 | 64,950 | 73,100 | 81,200 | 87,700 | 94,200 | 100,700 | 107,200 |
| Bent County, CO | 54,000 | 61,700 | 69,450 | 77,150 | 83,300 | 89,500 | 95,650 | 101,850 |
| Chaffee County, CO | 86,050 | 98,350 | 110,650 | 122,900 | 132,800 | 142,650 | 152,450 | 162,300 |
| Cheyenne County, CO | 77,300 | 88,300 | 99,350 | 110,400 | 119,250 | 128,050 | 136,900 | 145,750 |
| Conejos County, CO | 60,950 | 69,650 | 78,350 | 87,050 | 94,000 | 101,000 | 107,950 | 114,900 |
| Costilla County, CO | 46,050 | 52,600 | 59,250 | 65,800 | 71,050 | 76,350 | 81,550 | 86,850 |
| Crowley County, CO | 57,400 | 65,600 | 73,800 | 82,000 | 88,550 | 95,100 | 101,700 | 108,250 |
| Custer County, CO | 69,650 | 79,600 | 89,550 | 99,500 | 107,450 | 115,400 | 123,400 | 131,350 |
| Delta County, CO | 64,650 | 73,900 | 83,100 | 92,350 | 99,750 | 107,150 | 114,500 | 121,900 |
| Dolores County, CO | 82,650 | 94,500 | 106,300 | 118,100 | 127,550 | 137,000 | 146,450 | 155,900 |
| Eagle County, CO | 106,700 | 122,000 | 137,200 | 152,450 | 164,650 | 176,850 | 189,050 | 201,250 |
| Fremont County, CO | 70,600 | 80,700 | 90,750 | 100,850 | 108,900 | 117,000 | 125,050 | 133,100 |
| Garfield County, CO | 91,850 | 104,950 | 118,100 | 131,200 | 141,700 | 152,200 | 162,700 | 173,200 |
| Grand County, CO | 99,500 | 113,700 | 127,950 | 142,150 | 153,500 | 164,900 | 176,250 | 187,650 |
| Gunnison County, CO | 105,300 | 120,300 | 135,350 | 150,400 | 162,450 | 174,450 | 186,500 | 198,550 |
| Hinsdale County, CO | 70,450 | 80,500 | 90,600 | 100,650 | 108,700 | 116,750 | 124,800 | 132,850 |
| Huerfano County, CO | 59,200 | 67,650 | 76,100 | 84,550 | 91,300 | 98,100 | 104,850 | 111,600 |
| Jackson County, CO | 71,100 | 81,200 | 91,400 | 101,550 | 109,650 | 117,850 | 125,950 | 134,050 |
| Kiowa County, CO | 61,900 | 70,750 | 79,600 | 88,450 | 95,550 | 102,600 | 109,700 | 116,750 |
| Kit Carson County, CO | 71,650 | 81,900 | 92,100 | 102,350 | 110,550 | 118,750 | 126,900 | 135,100 |
| La Plata County, CO | 94,600 | 108,100 | 121,650 | 135,150 | 145,950 | 156,750 | 167,600 | 178,400 |
| Lake County, CO | 95,450 | 109,100 | 122,750 | 136,400 | 147,300 | 158,200 | 169,200 | 180,050 |
| Las Animas County, CO | 59,900 | 68,450 | 77,000 | 85,550 | 92,400 | 99,250 | 106,100 | 112,950 |
| Lincoln County, CO | 80,900 | 92,500 | 104,050 | 115,600 | 124,850 | 134,100 | 143,350 | 152,650 |
| Logan County, CO | 69,400 | 79,300 | 89,250 | 99,150 | 107,100 | 115,000 | 122,950 | 130,900 |
| Mineral County, CO | 61,750 | 70,550 | 79,400 | 88,200 | 95,250 | 102,300 | 109,350 | 116,400 |
| Moffat County, CO | 77,350 | 88,400 | 99,450 | 110,500 | 119,350 | 128,200 | 137,000 | 145,850 |
| Montezuma County, CO | 68,250 | 78,000 | 87,750 | 97,500 | 105,300 | 113,100 | 120,900 | 128,700 |
| Montrose County, CO | 72,400 | 82,700 | 93,050 | 103,400 | 111,650 | 119,950 | 128,200 | 136,500 |
| Morgan County, CO | 74,500 | 85,100 | 95,750 | 106,400 | 114,900 | 123,400 | 131,950 | 140,450 |
| Otero County, CO | 57,800 | 66,050 | 74,350 | 82,600 | 89,200 | 95,850 | 102,450 | 109,050 |
| Ouray County, CO | 90,500 | 103,400 | 116,350 | 129,250 | 139,600 | 149,950 | 160,250 | 170,600 |
| Phillips County, CO | 71,500 | 81,750 | 92,000 | 102,200 | 110,350 | 118,550 | 126,700 | 134,950 |
| Pitkin County, CO | 114,400 | 130,700 | 147,050 | 163,400 | 176,450 | 189,550 | 202,600 | 215,700 |
| Prowers County, CO | 58,450 | 66,800 | 75,150 | 83,500 | 90,200 | 96,850 | 103,550 | 110,200 |
| Rio Blanco County, CO | 77,700 | 88,800 | 99,900 | 111,000 | 119,900 | 128,750 | 137,650 | 146,500 |
| Rio Grande County, CO | 73,700 | 84,200 | 94,750 | 105,250 | 113,650 | 122,100 | 130,500 | 138,950 |
| Routt County, CO | 111,650 | 127,600 | 143,550 | 159,500 | 172,250 | 185,000 | 197,800 | 210,550 |
| Saguache County, CO | 53,200 | 60,800 | 68,400 | 76,000 | 82,100 | 88,150 | 94,250 | 100,300 |
| San Juan County, CO | 72,450 | 82,800 | 93,150 | 103,500 | 111,800 | 120,050 | 128,350 | 136,600 |
| San Miguel County, CO | 100,100 | 114,400 | 128,700 | 143,000 | 154,400 | 165,850 | 177,300 | 188,800 |
| Sedgwick County, CO | 67,150 | 76,700 | 86,300 | 95,900 | 103,550 | 111,250 | 118,900 | 126,600 |
| Summit County, CO | 117,350 | 134,100 | 150,900 | 167,650 | 181,050 | 194,450 | 207,900 | 221,300 |
| Washington County, CO | 71,400 | 81,650 | 91,900 | 102,050 | 110,250 | 118,450 | 126,600 | 134,800 |
| Yuma County, CO | 70,650 | 80,700 | 90,850 | 100,900 | 109,000 | 117,050 | 125,100 | 133,200 |
From income limit to rent cap
Two rent rules apply under 7 CFR 3565.203. Each unit's rent, counting tenant-paid utilities, can't exceed 30% of 115% of area median income adjusted for family size, which is 30% of the figure in the table for the household size you assume, divided by 12. And across the whole project, the average rent can't exceed 30% of 100% of area median income each year.
Worked example for Boulder, CO: the four-person limit is $173,200, so the per-unit cap for a unit sized for four people is $4,330 a month including utilities. The project-average cap uses 100% of median instead of 115%, roughly $3,765 a month at the four-person size. Which household size applies to each bedroom count is set in USDA's program handbook; confirm it with your lender.
Income is tested only at move-in. A tenant whose income later rises above the limit can stay (7 CFR 3565.202(a)). Want to see what those rents support in debt? Run them through the 538 loan sizer.
All 55 Colorado areas and every other state in one file: 538 income limits download.