Location: Otsego County, NY | Metro: Delaware 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 | $770 |
| 1 Bedroom | $870 |
| 2 Bedrooms | $1,110 |
| 3 Bedrooms | $1,410 |
| 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: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,110 | $132,190 | 0.84% | C |
| 3BR | $1,410 | $154,672 | 0.91% | C |
| 4BR | $1,470 | $166,607 | 0.88% | C |
U.S. Census Bureau data (2024)
Sidney, NY, located in ZIP code 13838, stands out within Delaware County due to its unique demographic and economic characteristics. With a total population of 4,251 residents, Sidney has a significant rental market, with 53.7% of its residents renting their homes. The median income in the area is $53,306, while the median home value sits at $144,780, indicating a blend of modest and middle-class living conditions.
The economics of Section 8 vouchers in Sidney present a compelling opportunity for landlords and small-portfolio investors. The Fair Market Rent (FMR) for the metro area, effective for fiscal year 2026, is set at $1,070. In contrast, the current market rent, according to Census ACS data, is $903. This discrepancy means that landlords can potentially receive a higher monthly payment through the Section 8 program compared to the average market rate, thereby increasing their rental income and property stability.
To further illustrate the financial advantage, let's consider a typical two-bedroom apartment. At the market rate of $903, a landlord would receive this amount. However, under the Section 8 program, the same unit could be rented for $1,070, an increase of $167 per month. This difference can significantly impact the profitability and cash flow of rental properties in Sidney.
When evaluating the overall stability of Sidney's housing market, the data suggests a transitional phase. The relatively high percentage of renters and the gap between median income and median home values indicate a community where many residents rely on rental assistance programs like Section 8. As such, the market is likely sensitive to changes in local employment, federal funding for housing assistance, and broader economic trends.
In conclusion, Sidney, NY, offers a favorable environment for landlords and small-portfolio investors interested in the Section 8 program. The higher FMR compared to the current market rent provides a tangible financial benefit. However, the transitional nature of the market requires careful monitoring of external factors that could influence rental demand and assistance availability.
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.