Location: Boston-Cambridge-Quincy, MA | Metro: Boston-Cambridge-Quincy, MA-NH HUD Metro FMR Area
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 | $2,130 |
| 1 Bedroom | $2,230 |
| 2 Bedrooms | $2,650 |
| 3 Bedrooms | $3,180 |
| 4 Bedrooms | $3,510 |
| 5 Bedrooms | $4,072 |
| 6 Bedrooms | $4,561 |
| 7 Bedrooms | $4,926 |
| 8 Bedrooms | $5,172 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $2,230 | $426,688 | 0.52% | F |
| 2BR | $2,650 | $654,137 | 0.41% | F |
| 3BR | $3,180 | $853,320 | 0.37% | F |
| 4BR | $3,510 | $1,260,647 | 0.28% | F |
| 5BR | $4,072 | $1,457,579 | 0.28% | F |
U.S. Census Bureau data (2024)
The median income in ZIP code 01949, located in Middleton, MA, stands at $167,402. This figure provides a strong baseline for assessing the affordability of housing in the area. The market rate for rent, according to the Census ACS, is $1,407 per month, which is significantly lower than the Fair Market Rent (FMR) set at $2,720 for the fiscal year 2024.
Given the median income, a household could comfortably afford the market rate of $1,407, representing only a small portion of their monthly earnings. However, the disparity between the market rate and the FMR indicates a significant affordability gap for potential renters relying on vouchers. Landlords must decide whether to accept vouchers that pay up to $2,720 or seek out cash-paying tenants willing to meet the market rate.
In Middleton, with a relatively low rental rate of 7.3% of the total population of 9,816, competition among landlords is likely minimal. This suggests that there is ample opportunity for landlords to attract tenants without heavily relying on voucher programs, although accepting vouchers could still be a viable strategy to fill units that might otherwise remain vacant due to limited rental demand.
The takeaway for landlords considering their tenant mix strategy is that while the local market rate is affordable for most households, the high FMR associated with vouchers may not align well with the actual rental landscape. Landlords should weigh the benefits of guaranteed payments through voucher programs against the potential for higher occupancy rates and tenant satisfaction by focusing on cash-paying tenants who are plentiful and capable of meeting the $1,407 market rate.
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.