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 | $1,310 |
| 1 Bedroom | $1,350 |
| 2 Bedrooms | $1,690 |
| 3 Bedrooms | $2,340 |
| 4 Bedrooms | $2,370 |
| 5 Bedrooms | $2,749 |
| 6 Bedrooms | $3,079 |
| 7 Bedrooms | $3,325 |
| 8 Bedrooms | $3,491 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,350 | $154,876 | 0.87% | C |
| 2BR | $1,690 | $224,141 | 0.75% | D |
| 3BR | $2,340 | $333,308 | 0.7% | D |
| 4BR | $2,370 | $400,903 | 0.59% | F |
U.S. Census Bureau data (2024)
The ZIP code 12790, located in Wurtsboro, NY, presents an interesting landscape for both tenants and landlords. The median income in this area stands at $79,193, which is crucial when evaluating the affordability of housing. Given that the market rate for rent is $1,443 according to the Census ACS, it becomes evident that the average household in Wurtsboro can indeed afford these rents. However, the comparison to the Fair Market Rent (FMR) set at $1,670 for the fiscal year 2026 reveals a significant discrepancy.
The FMR, used as a benchmark for voucher payments, is higher than the actual market rate. This suggests that households participating in the Section 8 program have the potential to secure housing at rates below their voucher limit, which could be beneficial for landlords. With 25.7% of the 4,537 population being renters, there is a notable segment of the community looking for affordable housing options.
The affordability gap between the market rate and the FMR means that landlords might face less competition when accepting voucher payments compared to relying solely on cash-paying tenants. Since the FMR is above the market rate, properties that accept vouchers can potentially attract tenants who otherwise might struggle to find suitable housing within their budget.
For landlords considering whether to accept voucher tenants or focus on cash-paying ones, the key takeaway is that Wurtsboro's market conditions favor those willing to participate in the Section 8 program. By accepting vouchers up to $1,670, landlords can tap into a steady stream of rental income without the risk of vacancy, especially given that the local market rate is lower. This strategy also supports the local community by ensuring that affordable housing remains accessible to those who need it most.
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.