Location: Northwest Hills Planning Region, CT | Metro: Northwest Hills Planning Region, CT
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 | $1,510 |
| 1 Bedroom | $1,780 |
| 2 Bedrooms | $2,180 |
| 3 Bedrooms | $2,810 |
| 4 Bedrooms | $3,170 |
| 5 Bedrooms | $3,677 |
| 6 Bedrooms | $4,118 |
| 7 Bedrooms | $4,447 |
| 8 Bedrooms | $4,669 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $2,180 | $475,688 | 0.46% | F |
| 3BR | $2,810 | $689,966 | 0.41% | F |
| 4BR | $3,170 | $1,039,257 | 0.31% | F |
| 5BR | $3,677 | $1,843,722 | 0.2% | F |
U.S. Census Bureau data (2024)
The classification of ZIP code 06069, located in Sharon, Connecticut, reveals a unique balance between yield and stability. On the yield axis, the area presents a significant opportunity. The Fair Market Rent (FMR) for the metro area in fiscal year 2026 is set at $2,420. This figure is notably higher than the local market rent of $1,648, indicating a potential for above-average rental income if properties can be positioned to attract tenants paying closer to the FMR. Additionally, the median home value stands at $682,809, suggesting that the real estate in this area is relatively expensive but could offer substantial returns through rental yields.
Moving to the stability axis, the data points to a moderately stable market. With 28.0% of residents being renters, there is a consistent demand for rental properties. However, the lack of data on days on market (DOM) indicates some uncertainty about how quickly properties can be rented out. The median household income of $101,067 suggests that the area has a robust economic base, which supports the ability of residents to pay rents that are potentially higher than the average market rate.
Given these figures, ZIP 06069 leans towards being a steady-cashflow zone rather than a high-yield/low-stability flip-style market. The high FMR compared to the market rent implies that there's room for price increases, but the relatively low percentage of renters and the absence of DOM data hint at less volatility and a slower pace of rental turnover. Landlords and small-portfolio investors should focus on properties that can command rents close to the FMR to maximize their cash flow while leveraging the strong income levels of the area to ensure tenant reliability and long-term occupancy.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). 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.