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 | $1,030 |
| 1 Bedroom | $1,060 |
| 2 Bedrooms | $1,330 |
| 3 Bedrooms | $1,840 |
| 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: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,840 | $282,742 | 0.65% | D |
U.S. Census Bureau data (2024)
In ZIP code 12759, the median income stands at $41,506. This economic reality places significant constraints on households' ability to pay the market rate rent of $1,143 per month, as reported by the Census ACS. The disparity between income and rent underscores a challenging financial landscape for renters.
The Federal Market Rent (FMR) standard for the fiscal year 2026 in the metro area is set at $1,280, which is even higher than the current market rate. This indicates that renters in 12759 might find it particularly difficult to secure housing without assistance, such as through Section 8 vouchers.
With 56.2% of the 1,619 residents being renters, there is a notable demand for affordable housing. However, the affordability gap means that many renters cannot meet the market rate or the FMR without financial aid. This creates a competitive environment for landlords who must consider both the availability of Section 8 vouchers and the willingness of tenants to pay out-of-pocket.
Landlords in ZIP 12759 should recognize that while market rate rents are currently lower than the FMR, they still represent a significant portion of the average household's income. Accepting Section 8 vouchers can provide a stable source of rental income, although it comes with the requirement of adhering to HUD standards and potentially lower monthly payments compared to market rates. On the other hand, relying solely on cash-paying tenants may limit the pool of potential renters, given the income constraints.
The takeaway for landlords is clear: diversifying their tenant mix to include those who use Section 8 vouchers can help mitigate risks associated with vacancy and ensure a steady stream of income. While the decision to accept vouchers involves understanding the regulations and potential adjustments in rental strategy, it aligns well with the economic realities faced by many in ZIP 12759.
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.