Location: Greene County, NY | Metro: Greene County, NY
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 | $910 |
| 1 Bedroom | $1,010 |
| 2 Bedrooms | $1,240 |
| 3 Bedrooms | $1,640 |
| 4 Bedrooms | $1,870 |
| 5 Bedrooms | $2,169 |
| 6 Bedrooms | $2,429 |
| 7 Bedrooms | $2,623 |
| 8 Bedrooms | $2,754 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,640 | $324,840 | 0.5% | F |
U.S. Census Bureau data (2024)
The ZIP code 12470 stands out within its county due to its unique demographic and economic characteristics. With a total of 618 residents, the area has a relatively low rental rate at 15.4%, indicating that homeownership is more prevalent. The median income for households in this ZIP is $86,349, which is above the national average. Additionally, the median home value of $303,969 reflects a stable housing market where property values are higher than many other regions.
Turning to the voucher economics, the Fair Market Rent (FMR) for the metro area in fiscal year 2026 is set at $1,370, while the current market rent based on Census ACS data is $944. This disparity suggests that landlords participating in the Section 8 program can expect to receive a higher rent subsidy per unit compared to the typical market rates. The difference between the FMR and the actual market rent indicates a potential opportunity for landlords to maintain their properties at a standard that meets or exceeds the expectations set by the FMR without compromising on profitability.
Based on the data signature, ZIP 12470 appears to be a stable region. The high median home value combined with a modest rental percentage implies that the majority of residents are long-term homeowners rather than transient renters. This stability can be beneficial for both landlords and small-portfolio investors looking to engage in the Section 8 program, as it reduces the risk associated with tenant turnover and ensures a steady stream of rental income. However, the relatively low rental rate also means that there might be fewer units available for the Section 8 program, making it essential for landlords to understand the local demand and tailor their offerings accordingly.
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.