Location: Vineland, NJ | Metro: Vineland, NJ 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 | $1,260 |
| 1 Bedroom | $1,390 |
| 2 Bedrooms | $1,670 |
| 3 Bedrooms | $2,310 |
| 4 Bedrooms | $2,430 |
| 5 Bedrooms | $2,819 |
| 6 Bedrooms | $3,157 |
| 7 Bedrooms | $3,410 |
| 8 Bedrooms | $3,581 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $2,310 | $300,275 | 0.77% | D |
U.S. Census Bureau data (2024)
The ZIP code 08311 represents a small, affluent residential area with a population of 1,746. Only 15.7% of residents are renters, indicating a primarily owner-occupied community. The median household income stands at $86,324, which is significantly higher than the national average, reflecting a well-to-do demographic. Median home values in the area are robust, sitting at $252,277, suggesting a stable housing market with high property values.
Turning to the economic realities of rental properties, the Fair Market Rent (FMR) for ZIP 08311 in fiscal year 2024 is set at $1,650, while the actual market rent, according to the Census American Community Survey (ACS), is approximately $1,300. This discrepancy between FMR and market rent could present opportunities for landlords who are willing to engage in value-add strategies to increase rents closer to the FMR levels.
For hands-off voucher operators, ZIP 08311 might pose challenges due to the relatively low percentage of renters and the higher-than-average FMR compared to market rates. However, for hands-on value-add buyers looking to improve and potentially reposition rental units, there is a clear path to increasing rental income to match or exceed the FMR. This strategy would require significant investment in property improvements but could yield strong returns given the area's affluence and stable housing values.
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.