Location: Hartford-West Hartford-East Hartford, CT | Metro: Hartford-West Hartford-East Hartford, CT 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 | $1,310 |
| 1 Bedroom | $1,500 |
| 2 Bedrooms | $1,880 |
| 3 Bedrooms | $2,240 |
| 4 Bedrooms | $2,470 |
| 5 Bedrooms | $2,865 |
| 6 Bedrooms | $3,209 |
| 7 Bedrooms | $3,466 |
| 8 Bedrooms | $3,639 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,880 | $375,711 | 0.5% | F |
| 3BR | $2,240 | $475,703 | 0.47% | F |
| 4BR | $2,470 | $634,683 | 0.39% | F |
U.S. Census Bureau data (2024)
The economics of Section 8 in ZIP code 06441, Higganum, Connecticut, revolve around the SAFMR (Small Area Fair Market Rent) which is set specifically for this ZIP code. For a two-bedroom apartment, the SAFMR for FY 2024 is $1800. This is the maximum amount that the Housing Choice Voucher program will pay for rent in this area.
Local market rents, according to the Census ACS, are lower at $1,458 for a two-bedroom unit. However, the SAFMR is the benchmark for determining the subsidy level, not the local market rate. Landlords should understand that the voucher payment is structured to cover the difference between the tenant's contribution and the SAFMR.
Tenants contribute 30% of their adjusted income towards rent. If a tenant's monthly adjusted income is $1,500, they would pay $450 towards rent ($1,500 * 30%). The remaining $1,350 would be covered by the voucher, up to the SAFMR limit of $1800. Therefore, the total reimbursement for a landlord could be calculated as follows:
If the rent is set at the SAFMR of $1800, and the tenant pays $450, then the voucher would cover the rest, making it $1,350. However, if the rent is below the SAFMR, say $1,458, the voucher would still only cover the difference between the tenant's contribution and the actual rent. In this case, the voucher would reimburse the landlord $1,008 ($1,458 - $450).
In addition to the base rent, the voucher also includes utility allowances. These allowances vary but can significantly impact the total reimbursement. For example, if the utility allowance is $200, this amount is added to the base voucher payment. Thus, for a $1,458 rent, the total reimbursement would be $1,208 ($1,008 + $200).
It's important to note that while the SAFMR is $1800, most local rents are lower, at $1,458. This means that landlords who charge the local market rate will receive full reimbursement plus the utility allowance, leading to a surplus of $750 ($1,208 - $1,458) when the utility allowance is considered. Conversely, landlords charging above the local market rate but below the SAFMR will see a smaller surplus. Those charging above the SAFMR will face a reimbursement gap, where the voucher does not cover the full rent charged.
For landlords in ZIP 06441, setting the rent at or slightly below the local market rate ensures full reimbursement without leaving a significant gap. Given the numbers, a landlord renting out a two-bedroom unit for $1,458 would see a surplus of $750 per month, assuming the utility allowance is $200. This surplus is due to the higher SAFMR compared to the local market rent.
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.