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 | $730 |
| 1 Bedroom | $860 |
| 2 Bedrooms | $1,030 |
| 3 Bedrooms | $1,240 |
| 4 Bedrooms | $1,450 |
| 5 Bedrooms | $1,682 |
| 6 Bedrooms | $1,884 |
| 7 Bedrooms | $2,035 |
| 8 Bedrooms | $2,137 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,240 | $355,631 | 0.35% | F |
U.S. Census Bureau data (2024)
The ZIP code 12945 has a population of 391 individuals, with only 7.1% being renters. This indicates that the area is primarily dominated by homeowners rather than renters, which suggests that the demand for housing vouchers under the Section 8 program is likely to be relatively low. The median household income in this ZIP code stands at $80,227, a figure that provides context for understanding the economic conditions of potential tenants.
In terms of rental affordability, the median income level suggests that typical market rents would consume a smaller portion of the average tenant's income compared to areas with lower incomes. However, since specific market rent figures are not provided, it is impossible to calculate the exact percentage of income dedicated to rent. Despite this, we can infer that the economic capacity of residents in ZIP 12945 allows for higher rent payments than the Fair Market Rent (FMR) benchmark set by HUD at $1,060 for the fiscal year 2026 in the metropolitan area.
Landlords in ZIP 12945 should expect a tenant pool that is generally financially stable, given the high median household income. These tenants are likely to be capable of paying market rents that exceed the HUD FMR, potentially up to $1,060 or more depending on the specific location within the ZIP code and the quality of the property. The expected tenants are less likely to rely heavily on Section 8 vouchers due to the limited demand in a predominantly owner-occupied area.
To summarize, ZIP 12945 is not a renter-heavy area but rather a place where homeownership is more prevalent. Consequently, the need for Section 8 vouchers is minimal. Landlords should anticipate a tenant base that is financially secure and able to pay rents reflective of the higher income levels in the area, aligning closely with or exceeding the HUD FMR.
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.