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 | $900 |
| 1 Bedroom | $970 |
| 2 Bedrooms | $1,180 |
| 3 Bedrooms | $1,630 |
| 4 Bedrooms | $1,710 |
| 5 Bedrooms | $1,984 |
| 6 Bedrooms | $2,222 |
| 7 Bedrooms | $2,400 |
| 8 Bedrooms | $2,520 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,180 | $219,914 | 0.54% | F |
| 3BR | $1,630 | $316,497 | 0.52% | F |
U.S. Census Bureau data (2024)
The ZIP code 12765, located in Neversink, NY, has a population of 873 individuals. With 15.7% of residents being renters, this area leans towards a homeowner-dominated community rather than a renter-heavy one. The scarcity of renters suggests that the demand for housing vouchers, such as those under the Section 8 program, is likely lower compared to more densely populated rental markets.
The median household income for this ZIP code is not available, which complicates a direct comparison to the market rent of $1,147. However, it's important to note that the Fair Market Rent (FMR) for the metro area, set at $1,180 for fiscal year 2026, closely aligns with the current market rent, indicating a stable pricing environment.
Without precise income data, we can infer that typical rents at $1,147 would represent a significant portion of the local income, potentially making housing less affordable for low-income families. This suggests that landlords in Neversink might find their tenant pool primarily composed of individuals who rely on Section 8 vouchers to cover a substantial part of their rent costs.
A landlord in ZIP 12765 should anticipate tenants who require financial assistance to meet their housing needs. These tenants will likely be subject to rigorous background checks and income verification processes due to the nature of the Section 8 program. Landlords must also be prepared to comply with HUD regulations and maintain properties up to certain standards to ensure eligibility for voucher holders.
In conclusion, while Neversink, NY, is not a highly dense rental market, landlords can still attract tenants through the Section 8 program. They should be ready to manage properties that cater to financially assisted households, ensuring compliance with federal guidelines and maintaining a balance between affordability and property upkeep.
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.