Location: Delaware 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 | $740 |
| 1 Bedroom | $860 |
| 2 Bedrooms | $1,010 |
| 3 Bedrooms | $1,410 |
| 4 Bedrooms | $1,450 |
| 5 Bedrooms | $1,682 |
| 6 Bedrooms | $1,884 |
| 7 Bedrooms | $2,035 |
| 8 Bedrooms | $2,137 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,010 | $190,675 | 0.53% | F |
| 3BR | $1,410 | $221,201 | 0.64% | D |
| 4BR | $1,450 | $235,309 | 0.62% | D |
| 5BR | $1,682 | $300,085 | 0.56% | F |
U.S. Census Bureau data (2024)
The ZIP code 13856, located in Walton, NY, within Delaware County, stands out due to its unique demographic and economic characteristics. With a population of 5,881 residents, it has a relatively low rental rate of 21.6%, indicating that most residents own their homes. The median income in the area is $48,958, which is modest but sufficient for many families. Notably, the median home value is significantly higher at $197,020, reflecting the desirability and quality of housing in this rural part of New York.
The voucher economics in ZIP 13856 are particularly interesting. The Fair Market Rent (FMR) for the metro area for fiscal year 2026 is set at $970, while the current market rent, according to Census ACS data, is $819. This discrepancy means that landlords who accept Section 8 vouchers can expect to receive slightly above-market rents, which could be beneficial given the local economic conditions. However, the lower rental rate suggests that the demand for rental properties might not be as high as in more urbanized areas.
Based on the available data, ZIP 13856 appears to be a stable community with a strong preference for homeownership. The median income and home values suggest a steady economic environment where residents have the financial means to purchase homes rather than rent them. While the voucher program offers a slight advantage in terms of rental rates, the overall trend indicates that this ZIP code is not undergoing significant transitional changes. Landlords and small-portfolio investors should consider these factors when evaluating the potential for rental investments in this area.
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.