Location: St. Lawrence County, NY | Metro: Lewis 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 | $760 |
| 1 Bedroom | $860 |
| 2 Bedrooms | $1,070 |
| 3 Bedrooms | $1,380 |
| 4 Bedrooms | $1,550 |
| 5 Bedrooms | $1,798 |
| 6 Bedrooms | $2,014 |
| 7 Bedrooms | $2,175 |
| 8 Bedrooms | $2,284 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,070 | $171,092 | 0.63% | D |
| 3BR | $1,380 | $172,329 | 0.8% | C |
| 4BR | $1,550 | $173,005 | 0.9% | C |
U.S. Census Bureau data (2024)
The real estate market in ZIP code 13648, Harrisville, NY, presents a unique set of conditions that suggest a stable but modest outlook for the next 12-24 months. With a median home value of $146,648, the area remains relatively affordable compared to larger metropolitan areas. However, the lack of available data on the percentage of listings that have been reduced and the median days on market (DOM) indicates a scarcity of recent sales activity, which could imply a seller's market where homes are holding their value without significant price adjustments.
On the rental side, the Federal Market Rent (FMR) for the metro area in fiscal year 2026 is projected at $1,140, while the current market rent stands at $872 according to Census ACS data. This gap signals potential upward pressure on rents, especially if local economic conditions improve and attract more residents. Landlords and small-portfolio investors should be prepared for a gradual increase in rental income, assuming the FMR projection holds true.
For long-term investors, the appreciation thesis in Harrisville appears to be based on steady growth rather than rapid increases. The combination of an affordable median home value and the potential for rising rents suggests that properties will likely maintain their value and see moderate appreciation over time. However, the absence of historical trends or specific appreciation rates makes it difficult to quantify this potential precisely. Investors should focus on the long-term benefits of owning real estate in a region that offers a balance between affordability and potential for rental income growth.
To summarize, the current data points towards a market where pricing power is maintained through stability and modest growth, particularly on the rental side. The setup for long-term investors is one of cautious optimism, with the expectation that property values will keep pace with inflation and potentially outperform it due to increasing demand for rentals.
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.