Location: Kingston, 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 | $1,540 |
| 1 Bedroom | $1,630 |
| 2 Bedrooms | $2,150 |
| 3 Bedrooms | $2,650 |
| 4 Bedrooms | $2,840 |
| 5 Bedrooms | $3,294 |
| 6 Bedrooms | $3,689 |
| 7 Bedrooms | $3,984 |
| 8 Bedrooms | $4,183 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $2,150 | $372,148 | 0.58% | F |
| 3BR | $2,650 | $427,661 | 0.62% | D |
| 4BR | $2,840 | $498,889 | 0.57% | F |
U.S. Census Bureau data (2024)
ZIP code 12486, located in Tillson, NY, falls within the Kingston, NY MSA metro area. Its Fair Market Rent (FMR) for fiscal year 2024 is set at $2100. Comparatively, the average market rent across typical ZIP codes in the Kingston, NY MSA is around $1,528. This indicates that ZIP 12486 has a higher FMR than the average, suggesting it might be considered a mid-tier neighborhood in terms of rental pricing.
The median home value in ZIP 12486 is $405,057, which is slightly above the average home value in the Kingston, NY MSA. This suggests that while it isn't the most expensive area, it does have a higher value than many other ZIP codes in the region, positioning it as a mid-tier neighborhood in terms of property values.
The renter share in ZIP 12486 stands at 15.6%, which is lower than the national average but comparable to some smaller metropolitan areas. However, it's important to note that this figure alone doesn't necessarily indicate the attractiveness of the area for Section 8 housing. To determine if 12486 is a value pocket or a premium sub-market, we need to consider the relationship between FMR, market rent, and home values.
In ZIP 12486, the FMR is significantly higher than the market rent, indicating a potential opportunity for landlords who can offer properties at or near the FMR. This divergence, where the FMR exceeds the market rent, often signals a sweet spot for Section 8 properties, as the government subsidy could cover a larger portion of the rent compared to what is typically charged on the open market.
Given the specific figures provided, ZIP 12486 appears to be a mid-tier neighborhood within the Kingston, NY MSA, with a slight edge towards being a value pocket for Section 8 housing due to the disparity between FMR and market rent. The higher FMR combined with a below-average renter share suggests that there is room for landlords to benefit from the Section 8 program without competing against excessively high property values.
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.