Location: Essex County, NY | Metro: Essex 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 | $810 |
| 1 Bedroom | $820 |
| 2 Bedrooms | $1,070 |
| 3 Bedrooms | $1,310 |
| 4 Bedrooms | $1,490 |
| 5 Bedrooms | $1,728 |
| 6 Bedrooms | $1,935 |
| 7 Bedrooms | $2,090 |
| 8 Bedrooms | $2,195 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,070 | $266,502 | 0.4% | F |
| 3BR | $1,310 | $286,363 | 0.46% | F |
| 4BR | $1,490 | $417,958 | 0.36% | F |
U.S. Census Bureau data (2024)
15.5% of Willsboro, NY's residents are renters, indicating a modest demand for rental properties. The Fair Market Rent (FMR) for the metro area in fiscal year 2026 is set at $1,040, which provides a benchmark for affordable housing standards. However, the actual market rent, as reported by the Census ACS, stands at $720, suggesting that there is a significant gap between the government-set FMR and what tenants are currently paying. This discrepancy presents an opportunity for landlords and small-portfolio investors to potentially increase rents while still remaining below the FMR threshold.
$273,315 is the median home value in Willsboro, which is relatively stable compared to larger metropolitan areas. For investors looking to purchase property, this figure indicates a market that is less volatile and may offer better long-term investment prospects. The median income of $69,766 suggests that the local economy supports a reasonable standard of living but may limit the amount of disposable income available for higher rents. Despite this, the lower market rent of $720 means that many residents can afford the current rates without financial strain, making it easier for landlords to maintain occupancy levels.
The lack of data on days on market (DOM) and the percentage of price-cut shares indicates that the real estate market in Willsboro is not highly competitive, which could be advantageous for investors seeking to acquire properties. It implies that once a property is listed, it does not typically require extensive time or negotiation to sell, streamlining the investment process.
In conclusion, Willsboro offers a balanced market for rental properties, with a fair demand and a manageable gap between market rents and FMRs. Given these conditions, the area is ideal for Section 8 participation. The combination of a stable median home value, reasonable median income, and low market rent makes it feasible for landlords to benefit from the program while ensuring affordability for tenants. Investors should consider the potential for steady returns and the support of federal guidelines in setting competitive yet affordable rental prices. Section 8 verdict: Recommended for participation.
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.