Location: Delaware County, NY | Metro: Kingston, NY 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 | $1,440 |
| 2 Bedrooms | $1,880 |
| 3 Bedrooms | $2,280 |
| 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 |
|---|---|---|---|---|
| 3BR | $2,280 | $455,898 | 0.5% | F |
U.S. Census Bureau data (2024)
ZIP code 12465 is primarily a homeowner-dominated area with only 9.7% of its population renting. This percentage indicates that the demand for rental properties, including those utilizing Section 8 vouchers, is relatively low compared to areas with higher percentages of renters. The lack of data on median household income makes it challenging to accurately assess the financial situation of potential tenants, but we can still draw some conclusions based on the available information.
The Fair Market Rent (FMR) for ZIP 12465 is set at $1700 for FY 2024. Without a specific figure for market rent, we cannot calculate the exact percentage of local income that goes towards rent. However, given that the ZIP is homeowner-dominated, it's likely that many residents have higher incomes, which could mean that market rents are above average. If the market rent were to match the FMR, then tenants would need to allocate a significant portion of their income towards rent, assuming they fall below the median income threshold for eligibility.
In such an environment, landlords should expect a tenant pool that is cautious about spending and may prioritize affordability over luxury. Section 8 tenants in this area will be looking for stable housing options that fit within their budget constraints. Landlords should prepare for tenants who are eligible for the voucher program, meaning their income is generally less than 50% of the area median income (AMI). In ZIP 12465, this translates to a tenant base that can afford up to $1700 per month in rent, according to the FMR guidelines.
To attract and retain Section 8 tenants, landlords must ensure their properties meet HUD standards and are priced competitively within the voucher limits. While the voucher program provides stability through government-backed rent payments, the competition for rental units may not be as fierce due to the lower percentage of renters. Therefore, landlords should focus on maintaining quality and reliability in their management practices to cater to the needs of this specific tenant demographic.
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.