Location: Franklin County, NY | Metro: Franklin 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 | $710 |
| 1 Bedroom | $860 |
| 2 Bedrooms | $1,010 |
| 3 Bedrooms | $1,210 |
| 4 Bedrooms | $1,420 |
| 5 Bedrooms | $1,647 |
| 6 Bedrooms | $1,845 |
| 7 Bedrooms | $1,993 |
| 8 Bedrooms | $2,093 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,010 | $116,775 | 0.86% | C |
| 3BR | $1,210 | $161,529 | 0.75% | D |
| 4BR | $1,420 | $147,875 | 0.96% | C |
U.S. Census Bureau data (2024)
The analysis for the Section 8 program in ZIP code 12916, centered around Brushton, NY, reveals a significant opportunity for landlords and small-portfolio investors due to the disparity between the Fair Market Rent (FMR) and the actual market rent. The FMR for the metro area in fiscal year 2026 is set at $970, whereas the Census ACS reports the market rent at $803. This creates a gap of $167, which is approximately 17.4% of the FMR.
Given that the FMR exceeds the market rent, it becomes evident that voucher tenants can enhance the rental yield for properties in this region. Landlords accepting Section 8 vouchers will receive a higher rent subsidy per unit compared to the current market rate. For instance, if a property's market rent is $803, but the voucher pays up to $970, the landlord benefits from the additional $167 without having to increase the rent above the market level, which could otherwise lead to vacancy issues.
In Brushton, NY, where 25.6% of residents are renters and the median home value stands at $130,869, the median income of $69,833 suggests that many households rely on financial assistance such as housing vouchers to afford their living spaces. The higher FMR relative to the market rent means that landlords can secure steady, government-backed income while still maintaining competitive rental rates for the local market.
However, it is important to note that there are costs associated with housing voucher tenants. These include administrative burdens, potential delays in receiving payments, and the requirement to undergo periodic inspections. Despite these challenges, the financial advantage of receiving a higher rent payment through the voucher program can outweigh the costs, particularly in an area where the median income is relatively low and the housing market is sensitive to price increases.
To summarize, the gap between the FMR and market rent in ZIP 12916 presents a compelling case for landlords to consider participating in the Section 8 program. The higher subsidy ensures a stable and potentially higher rental yield, aligning well with the economic realities of Brushton, NY.
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.