Location: Sullivan County, NY | Metro: Sullivan 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 | $1,050 |
| 1 Bedroom | $1,080 |
| 2 Bedrooms | $1,360 |
| 3 Bedrooms | $1,880 |
| 4 Bedrooms | $1,900 |
| 5 Bedrooms | $2,204 |
| 6 Bedrooms | $2,468 |
| 7 Bedrooms | $2,665 |
| 8 Bedrooms | $2,798 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,360 | $219,187 | 0.62% | D |
| 3BR | $1,880 | $358,285 | 0.52% | F |
U.S. Census Bureau data (2024)
The ZIP code 12720 in Bethel, NY, stands out in Sullivan County with a unique demographic profile. With only 447 residents, it represents a small community where 36.2% of the population rents their homes. The median income for this area is $66,597, reflecting a modest but stable economic environment. Notably, the median home value in ZIP 12720 is significantly higher at $302,420, indicating a relatively affluent residential setting.
In terms of Section 8 housing, the Fair Market Rent (FMR) for the metro area in fiscal year 2026 is set at $1,420. However, specific market data for ZIP 12720 is currently unavailable, making it challenging to provide a direct comparison between FMR and local rental rates. Despite this, the high median home value suggests that there might be limited availability of rental properties within the FMR range, potentially leading to competition among tenants seeking affordable housing options.
The data signature for ZIP 12720 indicates a stable environment. The combination of a modest rental percentage and a higher median home value suggests a community that is primarily owner-occupied, with a smaller segment of renters. This stability can be advantageous for landlords and small-portfolio investors, as it implies a steady demand for rental properties and a consistent economic base.
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.