Location: Rochester, NY | Metro: Rochester, 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 | $1,050 |
| 1 Bedroom | $1,180 |
| 2 Bedrooms | $1,490 |
| 3 Bedrooms | $1,790 |
| 4 Bedrooms | $1,960 |
| 5 Bedrooms | $2,274 |
| 6 Bedrooms | $2,547 |
| 7 Bedrooms | $2,751 |
| 8 Bedrooms | $2,889 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,490 | $254,866 | 0.58% | F |
| 3BR | $1,790 | $306,817 | 0.58% | F |
| 4BR | $1,960 | $363,672 | 0.54% | F |
| 5BR | $2,274 | $402,590 | 0.56% | F |
U.S. Census Bureau data (2024)
The ZIP code 14468 in Hilton, NY, represents a middle-class suburban neighborhood with a total population of 18,526 residents. Only 14.8% of these residents are renters, indicating a predominantly owner-occupied area. The median household income stands at $98,693, which suggests a community where most families are financially stable and can afford higher living costs. The median home value in the area is $300,185, reflecting the relatively high cost of homeownership in this part of the county.
When it comes to rental economics, the Fair Market Rent (FMR) for ZIP 14468 as of fiscal year 2024 is set at $1,400. This figure is slightly above the market rent, which is estimated at $1,352 according to ZORI (Zillow Observed Rental Index). The proximity of the FMR to the actual market rent indicates that the rental market in Hilton, NY, is competitive but still within reach for Section 8 tenants. Landlords who accept Section 8 vouchers will find that the rent subsidy closely aligns with the typical rental rates in the area, minimizing financial strain while ensuring compliance with HUD guidelines.
Given the characteristics of ZIP 14468, it would suit both hands-off voucher operators and hands-on value-add buyers. For hands-off operators, the area's stability and the alignment between FMR and market rents make it a low-risk investment. The demand for rentals, although not overwhelming due to the lower percentage of renters, is steady enough to support a hands-off approach without significant worry over vacancy rates. On the other hand, hands-on value-add buyers might find opportunities in improving properties to command rents closer to the FMR, thereby maximizing their returns. The financial health of the local population supports the potential for higher-quality, value-added properties to attract tenants willing to pay premium rents, even with the assistance of Section 8 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.