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 | $880 |
| 1 Bedroom | $970 |
| 2 Bedrooms | $1,210 |
| 3 Bedrooms | $1,560 |
| 4 Bedrooms | $1,590 |
| 5 Bedrooms | $1,844 |
| 6 Bedrooms | $2,065 |
| 7 Bedrooms | $2,230 |
| 8 Bedrooms | $2,342 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,210 | $107,859 | 1.12% | B |
| 3BR | $1,560 | $142,706 | 1.09% | B |
| 4BR | $1,590 | $164,226 | 0.97% | C |
U.S. Census Bureau data (2024)
The median income in ZIP code 17098, which encompasses Williamstown, PA, stands at $63,041. This figure is crucial when considering the local rental market, where the average market rate is set at $839 per month according to Census ACS data. To determine affordability, we must look at the income-to-rent ratio. A household earning the median income would spend approximately 13.3% of their monthly income on rent at the market rate, assuming a consistent income throughout the year without deductions. However, the Federal Market Rent (FMR) standard for ZIP 17098 in fiscal year 2024 is $1110, indicating a higher benchmark for rental assistance.
The disparity between the market rate and the FMR highlights an affordability gap for renters. At $839, the market rate is below the FMR, suggesting that many households might find it difficult to pay the higher voucher rates without financial aid. This gap means that landlords who accept vouchers may face increased competition from other property owners who prefer renting at the lower market rate to cash-paying tenants. The population of Williamstown is 2,618, with 25.5% being renters. Given these numbers, there is a significant portion of the community that could be impacted by the affordability gap.
For landlords, the decision to accept vouchers versus relying on cash-paying tenants hinges on several factors. Accepting vouchers ensures a steady stream of rental income, albeit at a rate that is lower than the FMR but higher than the market rate. However, landlords must weigh this against the administrative complexities and potential delays in receiving payments associated with the voucher program. On the other hand, focusing on cash-paying tenants might reduce administrative overhead but could limit the pool of available renters given the local income levels.
The takeaway: Landlords in Williamstown should consider the balance between voucher acceptance and attracting cash-paying tenants. While the market rate is more aligned with local incomes, accepting vouchers can provide a stable revenue source at a rate closer to $1110. Landlords should evaluate their property management capabilities and tenant needs to make an informed choice.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). 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.