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 | $940 |
| 1 Bedroom | $970 |
| 2 Bedrooms | $1,210 |
| 3 Bedrooms | $1,680 |
| 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 |
|---|---|---|---|---|
| 3BR | $1,680 | $288,756 | 0.58% | F |
U.S. Census Bureau data (2024)
The real estate landscape in ZIP code 12791 is poised for stability and potential growth over the next 12-24 months, given the median home value stands at $270,615. This figure suggests a balanced market where neither buyers nor sellers hold overwhelming leverage. The absence of percentage data indicating reduced listings and the median days on market (DOM) signals that there is neither an abundance nor a scarcity of homes, maintaining equilibrium.
On the rental side, the Fair Market Rent (FMR) for the metro area in fiscal year 2026 is projected at $1,190, while the current market rent averages around $787. This significant gap between the FMR and the actual market rent points towards upward pressure on rental rates. Landlords and small-portfolio investors can expect rental income to rise closer to the FMR level as the market adjusts to meet federal standards.
For long-term investors, the setup in ZIP 12791 supports a realistic appreciation thesis. With the median home value already established and rental rates expected to increase, property values are likely to follow suit. The growing demand for rental properties will drive up the overall cost of housing, leading to a natural increase in property values over time. Additionally, the stable market conditions, indicated by the median DOM, suggest that any appreciation will be gradual and consistent, providing a reliable investment environment.
The combination of a moderate median home value and rising rental rates sets the stage for steady growth. Investors should prepare for a market that will favor those who can maintain competitive rental pricing and manage properties efficiently. The data implies a scenario where the balance between home ownership and rental markets will shift slightly in favor of appreciation, driven by the increasing alignment of rental rates with federal guidelines.
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.