Location: Wyoming County, NY | Metro: Genesee 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 | $1,060 |
| 3 Bedrooms | $1,260 |
| 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 |
|---|---|---|---|---|
| 3BR | $1,260 | $229,557 | 0.55% | F |
| 4BR | $1,450 | $258,975 | 0.56% | F |
U.S. Census Bureau data (2024)
The median income in ZIP code 14054 stands at $79,286, which places significant constraints on the financial capabilities of its residents when it comes to housing costs. The market rate for rent in this area is reported at $1,016 according to the Census ACS data. This figure represents a substantial portion of the average household's income, making it challenging for many residents to find affordable housing options.
To put this into perspective, consider that the Federal Market Rent (FMR) for the metro area in fiscal year 2026 is set at $1,060. This means that even the subsidized rates through Section 8 vouchers exceed the current market rate, indicating a potential advantage for landlords who accept vouchers.
With only 26.0% of the 1,391 population being renters, competition among landlords is likely to be fierce. The affordability gap between the median income and both the market and voucher rates suggests that many potential tenants will need some form of assistance to cover their housing expenses. Landlords who fail to cater to this demand may find themselves with fewer viable tenants.
The takeaway for landlords considering voucher versus cash-pay strategies in ZIP 14054 is clear: accepting Section 8 vouchers can be a competitive advantage. While the voucher payment standard slightly exceeds the current market rate, it ensures a steady stream of income and access to a segment of the rental market that might otherwise struggle to afford living in the area. By offering properties that accept vouchers, landlords can tap into a broader pool of potential tenants, mitigating the risks associated with vacancy and ensuring long-term stability in their rental portfolio.
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.