Location: Franklin County, MA | Metro: Amherst Town-Northampton, MA MSA
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,500 |
| 1 Bedroom | $1,680 |
| 2 Bedrooms | $2,150 |
| 3 Bedrooms | $2,810 |
| 4 Bedrooms | $2,930 |
| 5 Bedrooms | $3,399 |
| 6 Bedrooms | $3,807 |
| 7 Bedrooms | $4,112 |
| 8 Bedrooms | $4,318 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $2,150 | $371,204 | 0.58% | F |
| 3BR | $2,810 | $446,847 | 0.63% | D |
| 4BR | $2,930 | $556,476 | 0.53% | F |
U.S. Census Bureau data (2024)
To determine if you should buy in ZIP 01096 (Williamsburg, MA) for Section 8, follow this decision tree:
1) Does FMR $1610 (zip FY 2024) clear debt service on a $424,594 property?
If your debt service is less than $1610 per month, then the answer is Yes. For instance, if you finance the property with a 30-year fixed-rate mortgage at an interest rate of 5%, your monthly payment would be approximately $2,278, which does not clear the FMR of $1610. Thus, the answer is No.
2) Is market rent $1,469 (Census ACS) above, at, or below FMR?
The market rent of $1,469 is below the FMR of $1610. This means that landlords who are not participating in Section 8 may find it challenging to compete with the lower rents offered by Section 8 properties.
It Depends on whether you can attract non-Section 8 tenants willing to pay closer to the market rent or if you are comfortable with the lower rent controlled by Section 8.
3) Are 12.2% renters + N/A-day DOM enough demand?
The percentage of renters in Williamsburg, MA is 12.2%. However, the days on market (DOM) for rental properties is not available. Given the limited rental population, there might be insufficient demand for Section 8 properties.
No, if you require a higher tenant population to ensure steady occupancy and cash flow.
It Depends on your investment strategy. If you are willing to manage a smaller portfolio and accept potentially longer vacancy periods, you might still consider investing in this area. Additionally, consider the local economy and job market, which could affect tenant stability and demand.
In summary, the decision to invest in ZIP 01096 for Section 8 properties hinges on your ability to cover debt service with the FMR, your tolerance for market rents below the FMR, and your assessment of the rental demand in the area. The data suggests caution but leaves room for strategic investments.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.