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 | $920 |
| 1 Bedroom | $1,010 |
| 2 Bedrooms | $1,290 |
| 3 Bedrooms | $1,710 |
| 4 Bedrooms | $1,790 |
| 5 Bedrooms | $2,076 |
| 6 Bedrooms | $2,325 |
| 7 Bedrooms | $2,511 |
| 8 Bedrooms | $2,637 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,290 | $207,478 | 0.62% | D |
| 3BR | $1,710 | $312,423 | 0.55% | F |
| 4BR | $1,790 | $429,614 | 0.42% | F |
| 5BR | $2,076 | $477,410 | 0.43% | F |
U.S. Census Bureau data (2024)
The economics of Section 8 housing in ZIP code 17319, which covers Etters, PA, in York County, are straightforward when you break them down. For a two-bedroom apartment, the SAFMR (Small Area Fair Market Rent) for FY 2024 is set at $1170. This figure is specific to this ZIP code, meaning it reflects the rental rates particular to the local area rather than being averaged across a larger region.
Local market rents, according to Census ACS data, run slightly lower at $1145. This suggests that landlords in ZIP 17319 can expect the Section 8 reimbursement to be competitive with market rates, though potentially slightly higher.
A Section 8 voucher works by covering the difference between what a tenant can afford and the actual rent. The tenant's contribution is typically 30% of their adjusted income, which is calculated based on the household's gross income minus certain allowable deductions. In ZIP 17319, if a tenant has an adjusted income that requires them to pay 30%, and this amount is less than the SAFMR, the Housing Authority will make up the difference to ensure the total payment does not exceed the SAFMR of $1170.
Utility allowances are also factored into the equation. These allowances are meant to cover the cost of utilities such as electricity, gas, water, and sewage. However, the exact amount varies and is determined by the local Public Housing Agency (PHA). If a landlord includes utilities in the rent, these costs must be reasonable and cannot exceed the allowance set by the PHA.
To walk through an example, let’s assume a tenant’s portion of the rent is $350 (this is just an illustrative figure; actual amounts vary). The remaining $820 would come from the Section 8 voucher program. This reimbursement covers the rent minus the tenant's share and any applicable utility allowances. If the utility allowance is $150, the landlord receives $820 for rent plus $150 for utilities, totaling $970. This leaves a potential surplus over the local market rent of $1145, meaning the landlord could receive more than they might from a non-voucher tenant.
In summary, for a two-bedroom unit in ZIP 17319, landlords can expect a reimbursement that aligns closely with the SAFMR of $1170. Given the local market rent of $1145, there is a potential for a surplus of $25 per month, assuming the tenant’s share and utility allowances are structured as described above. This makes Section 8 participation financially viable for landlords in this area.
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.