Location: Franklin 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 | $890 |
| 1 Bedroom | $910 |
| 2 Bedrooms | $1,180 |
| 3 Bedrooms | $1,420 |
| 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 |
|---|---|---|---|---|
| 2BR | $1,180 | $228,496 | 0.52% | F |
| 3BR | $1,420 | $228,569 | 0.62% | D |
| 4BR | $1,620 | $194,566 | 0.83% | C |
U.S. Census Bureau data (2024)
ZIP code 12912, located in Au Sable Forks, NY, is a unique area within Essex County, characterized by a small population of 1,682 residents, where only 14.8% are renters. The median income in this ZIP code stands at $70,046, reflecting a relatively comfortable economic status among its inhabitants. However, the median home value is notably higher at $200,614, indicating a significant disparity between income levels and housing costs.
The economics of Section 8 vouchers in Au Sable Forks reveal an interesting dynamic. The Fair Market Rent (FMR) for the metro area in fiscal year 2026 is set at $1,180. In contrast, the current market rent, according to Census ACS data, is $1,048. This suggests that landlords who accept Section 8 vouchers could potentially see an increase in rental income compared to the average market rate, making it a favorable option for those looking to stabilize their tenant base.
Given the data signature of ZIP 12912, it appears to be a stable community with a low percentage of renters and high median home values. The slight difference between the FMR and the actual market rent indicates that while there might be some fluctuations, the overall trend points towards stability rather than a transitional phase. Landlords and small-portfolio investors should consider the potential benefits of accepting Section 8 vouchers, which can provide a steady stream of rental income without compromising on property value.
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.