Location: York-Hanover, PA | Metro: York-Hanover, 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 | $870 |
| 1 Bedroom | $960 |
| 2 Bedrooms | $1,220 |
| 3 Bedrooms | $1,620 |
| 4 Bedrooms | $1,700 |
| 5 Bedrooms | $1,972 |
| 6 Bedrooms | $2,209 |
| 7 Bedrooms | $2,386 |
| 8 Bedrooms | $2,505 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,220 | $206,548 | 0.59% | F |
| 3BR | $1,620 | $282,661 | 0.57% | F |
| 4BR | $1,700 | $353,113 | 0.48% | F |
U.S. Census Bureau data (2024)
The real estate landscape in Dallastown, PA (ZIP 17313) presents a nuanced picture for landlords and small-portfolio investors. The median home value stands at $275,000, indicating a stable housing market that has likely seen consistent growth over recent years. This figure serves as a baseline for understanding the local property values.
The absence of data regarding the percentage of listings that have been reduced and the median days on market (DOM) suggests a balanced market where neither buyers nor sellers hold significant leverage. In such an environment, pricing power remains relatively neutral, implying that landlords and investors can maintain current rental rates without significant adjustments over the next 12-24 months. However, they should remain vigilant for any shifts in the local economy or housing supply that could alter this equilibrium.
On the rental side, the Fair Market Rent (FMR) for ZIP 17313 is projected to be $1160 for fiscal year 2024, while the current market rate based on Census ACS data is $1,097. This signals a potential upward trend in rental prices, aligning with broader economic indicators and suggesting that landlords may see gradual increases in rental income as the market adjusts to meet the FMR. The gap between the FMR and the current market rate also points to an opportunity for landlords to incrementally raise rents, assuming they keep their properties well-maintained and competitive.
For long-term investors, the appreciation thesis in Dallastown is grounded in the area's steady economic performance and limited supply of new homes. With a median home value that has remained stable and a rental market showing signs of growth, there is a realistic expectation that property values will appreciate gradually over time. However, the lack of recent fluctuations in listing reductions and DOM indicates that rapid appreciation is unlikely. Instead, investors should anticipate a slow and steady increase in property values, which aligns with the broader trend of moderate inflation and economic stability.
In summary, the current setup in Dallastown implies a market where landlords and small-portfolio investors can expect to maintain their pricing power and see gradual improvements in both rental income and property value. The key to success lies in staying informed about local trends and maintaining high-quality properties to ensure competitiveness and demand.
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.