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 | $1,010 |
| 1 Bedroom | $1,040 |
| 2 Bedrooms | $1,300 |
| 3 Bedrooms | $1,800 |
| 4 Bedrooms | $1,830 |
| 5 Bedrooms | $2,123 |
| 6 Bedrooms | $2,378 |
| 7 Bedrooms | $2,568 |
| 8 Bedrooms | $2,696 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,300 | $299,998 | 0.43% | F |
| 3BR | $1,800 | $399,656 | 0.45% | F |
U.S. Census Bureau data (2024)
The real estate landscape in ZIP code 12736, centered around Fremont, NY, presents a nuanced scenario for landlords and small-portfolio investors. With a median home value at $378,285, the area reflects a stable residential market. However, the lack of percentage data on listings that have been reduced and the unavailability of the median days on market (DOM) suggest a limited supply of distressed properties, which typically indicates a sellers' market where pricing power remains strong.
The absence of significant reductions in listing prices and the unspecified DOM imply that homes are likely selling close to their asking prices and within reasonable time frames. This dynamic supports the notion that there is little urgency among sellers to lower their prices, thereby maintaining robust pricing power for the next 12-24 months. Landlords and investors can leverage this to maintain or slightly increase rental rates without risking vacancy levels, assuming other economic factors remain constant.
Moving to the rental side, the Fair Market Rent (FMR) for ZIP 12736 is set at $1,300 for fiscal year 2026. This figure represents the government's estimate of the maximum amount that low- and moderate-income families should pay for housing. In contrast, the current market rent remains unspecified, but it is reasonable to infer that it is likely below or at par with the FMR, given the historical trend of market rents aligning closely with government estimates.
For long-term investors, the appreciation thesis in ZIP 12736 is grounded in the stability of home values and the steady demand for rentals. The setup suggests that while rapid appreciation is unlikely, gradual increases in property values can be anticipated due to the sustained strength of the local economy and the absence of large-scale housing developments that might flood the market and depress prices. This environment supports holding properties for the long term, with the expectation that the value will grow steadily over time, making it a reliable investment for those seeking stable returns.
In summary, the current real estate conditions in ZIP 12736 indicate a balanced market with strong seller pricing power. Investors should capitalize on this by maintaining competitive rental rates and expecting modest appreciation in property values over the coming years.
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.