Location: Glens Falls, NY | Metro: Glens Falls, NY MSA
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 | $960 |
| 2 Bedrooms | $1,220 |
| 3 Bedrooms | $1,570 |
| 4 Bedrooms | $1,620 |
| 5 Bedrooms | $1,879 |
| 6 Bedrooms | $2,104 |
| 7 Bedrooms | $2,272 |
| 8 Bedrooms | $2,386 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,570 | $344,056 | 0.46% | F |
U.S. Census Bureau data (2024)
8.4% of residents in ZIP code 12860 are renters, indicating a modest but present demand for rental properties. The $1200 Fair Market Rent (FMR) for the area, set for fiscal year 2024, suggests that landlords can charge close to this amount for a standard unit without exceeding government guidelines. Despite the N/A market rent figure, which indicates a lack of recent data, the median home value of $300,198 provides a stable economic backdrop for the area. Landlords should note that the median income of $95,625 could influence the ability of potential tenants to afford higher rents. The absence of specific days on market (DOM) and price-cut share percentages means that there is limited insight into the speed and terms of property sales; however, this does not necessarily reflect poorly on the rental market. Given the established FMR and the economic indicators such as median income and home values, the rental market in ZIP 12860 appears to be solid, though not booming. For Section 8 investors, the $1200 FMR is a key figure to consider when setting rents, ensuring compliance with HUD regulations while maintaining profitability.
The combination of a reasonable renter share and a defined FMR makes ZIP 12860 a viable option for those interested in Section 8 participation. However, it's crucial to factor in the overall economic health of the area, represented by the median income and home values, when assessing the potential tenant pool and rental rates. While the specific metrics for days on market and price-cut share are unavailable, the presence of an active Section 8 program with a clear FMR guideline supports steady, if not spectacular, investment returns. This analysis points towards a conservative yet reliable investment opportunity for landlords and small-portfolio investors looking to enter or remain in the Section 8 market in ZIP 12860.
Section 8 verdict: Suitable for conservative investors seeking stable returns.
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.