Location: Harrisburg-Carlisle, PA | Metro: Harrisburg-Carlisle, PA 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 | $1,390 |
| 1 Bedroom | $1,530 |
| 2 Bedrooms | $1,900 |
| 3 Bedrooms | $2,440 |
| 4 Bedrooms | $2,500 |
| 5 Bedrooms | $2,900 |
| 6 Bedrooms | $3,248 |
| 7 Bedrooms | $3,508 |
| 8 Bedrooms | $3,683 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,900 | $282,544 | 0.67% | D |
| 3BR | $2,440 | $344,724 | 0.71% | D |
| 4BR | $2,500 | $540,691 | 0.46% | F |
| 5BR | $2,900 | $761,393 | 0.38% | F |
U.S. Census Bureau data (2024)
In Hummelstown, Pennsylvania (ZIP 17036), the real estate landscape presents a nuanced scenario for landlords and small-portfolio investors. The median home value stands at $379,726, indicating a stable residential market where property values have held steady. With only 0.1% of listings having been reduced, it suggests that sellers maintain a strong stance on their asking prices, reflecting confidence in the local economy and housing demand.
The median days on market (DOM) of 24 days points to an efficient market where properties sell relatively quickly. This quick turnover supports the notion that pricing power remains in favor of the seller, as buyers are likely to be eager and willing to meet the asking price without much negotiation.
On the rental side, the forward market rate (FMR) for ZIP 17036 in fiscal year 2024 is projected at $1,500. In contrast, the current market rent, measured by the Zillow Observed Rent Index (ZORI), sits at $2,045. This gap between the FMR and ZORI suggests a potential downward pressure on rents, as the government's estimate of future rental rates is lower than today’s market conditions. Landlords should be prepared for a possible shift towards more competitive rental pricing to attract tenants.
For long-term investors, the setup in Hummelstown implies a cautious approach to expectations of significant appreciation. Given the low percentage of listing reductions and the stable median home value, there is little evidence of rapid growth in property values. However, the efficiency of the market and the current demand for homes could provide a steady base for investment, particularly in owner-occupied properties. Rental investments might see more fluctuation due to the changing dynamics between government-supported rates and market-driven rents.
Investors looking to capitalize on long-term stability rather than short-term gains will find Hummelstown a suitable market. However, they must be attentive to the balance between maintaining competitive rental rates and ensuring a positive cash flow from their investments.
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.