Location: St. Lawrence 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 | $780 |
| 1 Bedroom | $860 |
| 2 Bedrooms | $1,120 |
| 3 Bedrooms | $1,340 |
| 4 Bedrooms | $1,470 |
| 5 Bedrooms | $1,705 |
| 6 Bedrooms | $1,910 |
| 7 Bedrooms | $2,063 |
| 8 Bedrooms | $2,166 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,340 | $136,773 | 0.98% | C |
U.S. Census Bureau data (2024)
The Fair Market Rent (FMR) for ZIP code 12967 is set at $1,110 for the metro area fiscal year 2026. This figure represents the payment standard for Section 8 housing vouchers, meaning it is the maximum amount the government will pay towards your tenant's rent. However, it does not determine the total rent you can charge. The actual rent you set should be reasonable and competitive with the market rate, but cannot exceed the FMR.
To put this into perspective, the average rent for ZIP 12967 is currently $838 according to the latest Census American Community Survey data. This suggests that the FMR provides a cushion above the average market price, which can be beneficial for landlords who want to ensure they receive a fair payment.
The 13.2% renter share indicates that over one-tenth of the households in this ZIP code are renters, suggesting a steady demand for rental properties. This percentage, combined with the FMR, implies that there is a reliable pool of potential tenants who might benefit from Section 8 vouchers.
When considering acquiring a property in ZIP 12967, note that the median household income is approximately $117,175. This figure is important because it reflects the economic status of the area, indicating that it is relatively affluent. As a landlord, you should consider whether the income levels support the rental rates you intend to set and if Section 8 tenants would be a good fit for your investment strategy.
Before proceeding with your first Section 8 rental in ZIP 12967, it is crucial to verify that your property meets the Housing Quality Standards (HQS). These standards ensure that the home is safe, decent, and sanitary, and failure to meet them can result in disqualification from the program. By confirming compliance with HQS, you can avoid unnecessary complications and ensure a smoother process for both you and your tenants.
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.