Location: Clinton County, NY | Metro: Clinton 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 | $1,410 |
| 1 Bedroom | $1,410 |
| 2 Bedrooms | $1,810 |
| 3 Bedrooms | $2,160 |
| 4 Bedrooms | $2,450 |
| 5 Bedrooms | $2,842 |
| 6 Bedrooms | $3,183 |
| 7 Bedrooms | $3,438 |
| 8 Bedrooms | $3,610 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $2,160 | $233,026 | 0.93% | C |
U.S. Census Bureau data (2024)
ZIP code 12903, located within the Clinton County, NY metro area, exhibits several characteristics that distinguish it from other ZIP codes in the region. The Fair Market Rent (FMR) for ZIP 12903 stands at $1,820 for fiscal year 2026, which is notably higher than the average market rent of $1,642. This indicates that the rental market in ZIP 12903 is somewhat pricier compared to the broader county average.
The median home value in ZIP 12903 is $235,960, which is a key figure for assessing property investment potential. When juxtaposed against typical Clinton County, NY ZIP codes, this value could be indicative of a mid-tier neighborhood, suggesting neither extremely high nor low property prices relative to the surrounding areas.
A significant point of interest is the 49.7% renter share in ZIP 12903. This percentage is relatively high, indicating a substantial portion of the population rents rather than owns their homes. High renter share can signal strong demand for rentals, which is beneficial for landlords and small-portfolio investors.
The divergence between the higher FMR ($1,820) and slightly lower market rent ($1,642) might suggest that ZIP 12903 offers a sweet spot for Section 8 properties. This is because the higher FMR allows for greater rental subsidies, potentially making it an attractive location for tenants receiving housing assistance. Additionally, the combination of a high renter share and a below-average home value for the metro area points towards an area where the cost of acquiring rental properties could be lower than expected, while still benefiting from a higher subsidy rate.
In summary, ZIP 12903 appears to be a mid-tier neighborhood within the Clinton County, NY metro area, with a slight lean towards being a value pocket for Section 8 investments due to its higher FMR and substantial renter share. This makes it a potentially lucrative area for landlords and small-portfolio investors looking to capitalize on rental subsidies and tenant demand.
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.