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 | $1,110 |
| 1 Bedroom | $1,220 |
| 2 Bedrooms | $1,600 |
| 3 Bedrooms | $2,200 |
| 4 Bedrooms | $2,620 |
| 5 Bedrooms | $3,039 |
| 6 Bedrooms | $3,404 |
| 7 Bedrooms | $3,676 |
| 8 Bedrooms | $3,860 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,600 | $248,209 | 0.64% | D |
| 3BR | $2,200 | $312,929 | 0.7% | D |
| 4BR | $2,620 | $382,287 | 0.69% | D |
U.S. Census Bureau data (2024)
The ZIP code 13685, encompassing Sackets Harbor, NY, presents a dynamic housing market influenced by both rental and ownership sectors. The Fair Market Rent (FMR) for the area, set at $1590 for fiscal year 2024, is notably higher than the reported market rent of $1,333 based on Census ACS data. This discrepancy suggests that the rental market may be experiencing some pressure, with rents potentially trending upwards.
The median home value in Sackets Harbor stands at $285,822. While the percentage of homes undergoing price cuts and the days on market (DOM) for listings are not available, the higher FMR compared to the market rent indicates a potential imbalance between supply and demand, favoring demand. In such a scenario, landlords and small-portfolio investors can expect a steady interest in their properties, particularly if they are priced competitively.
A significant 40.6% of residents in Sackets Harbor are renters. This high percentage of renters signals a substantial ongoing need for rental properties, which can translate into long-term housing pressure. For investors, this means that there is likely a continuous demand for rental units, supporting the viability of rental investments in the area.
The market in Sackets Harbor is characterized by a blend of rental and homeownership trends. The rental sector appears to be robust, with a fair chance of increasing rents due to the high FMR. Meanwhile, the median home value reflects a stable housing market, attractive to both buyers and sellers. Investors should consider these factors when evaluating the potential returns and risks associated with real estate in ZIP 13685.
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.