Location: Watertown-Fort Drum, NY | Metro: Watertown-Fort Drum, NY MSA
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 | $940 |
| 1 Bedroom | $1,030 |
| 2 Bedrooms | $1,350 |
| 3 Bedrooms | $1,850 |
| 4 Bedrooms | $2,210 |
| 5 Bedrooms | $2,564 |
| 6 Bedrooms | $2,872 |
| 7 Bedrooms | $3,102 |
| 8 Bedrooms | $3,257 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,350 | $167,622 | 0.81% | C |
| 3BR | $1,850 | $216,531 | 0.85% | C |
| 4BR | $2,210 | $226,334 | 0.98% | C |
U.S. Census Bureau data (2024)
The economics of Section 8 housing in ZIP code 13656, La Fargeville, NY, are straightforward. For a two-bedroom apartment, the SAFMR (Small Area Fair Market Rent) is set at $1100 per month for FY 2024. This SAFMR figure is specific to this ZIP code and represents the maximum amount that the Housing Choice Voucher program will pay for rent in this area.
However, the local market rent for a two-bedroom apartment is significantly lower at $868 per month based on recent Census ACS data. This means landlords can expect to receive less than the SAFMR if they rely solely on the market rent.
A voucher payment consists of two parts: the tenant's portion and the utility allowance. Typically, the tenant pays 30% of their adjusted income toward rent, which covers both the rent and utilities. The remaining amount, up to the SAFMR, is paid by the government.
To illustrate, let’s assume a tenant’s portion is $300, which includes their share of utilities. The government would then cover the difference between the tenant’s portion and the SAFMR. In this case, the government would pay $800 ($1100 - $300), bringing the total voucher reimbursement to $1100.
Since the local market rent is $868, the typical surplus for a landlord accepting a voucher for a two-bedroom unit would be $232 per month ($1100 - $868). This surplus provides an additional financial buffer for landlords, making it attractive to participate in the Section 8 program despite the lower market rents.
In summary, landlords in ZIP 13656 should anticipate receiving a total of $1100 for a two-bedroom apartment when a tenant uses a Section 8 voucher. This amount includes the tenant’s contribution and the government’s reimbursement. Given the local market rent, there is a typical surplus of $232 per month for landlords who choose to accept vouchers.
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.