Location: Tioga County, PA | Metro: Williamsport, 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 | $790 |
| 1 Bedroom | $900 |
| 2 Bedrooms | $1,120 |
| 3 Bedrooms | $1,460 |
| 4 Bedrooms | $1,570 |
| 5 Bedrooms | $1,821 |
| 6 Bedrooms | $2,040 |
| 7 Bedrooms | $2,203 |
| 8 Bedrooms | $2,313 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,120 | $202,922 | 0.55% | F |
| 3BR | $1,460 | $291,166 | 0.5% | F |
| 4BR | $1,570 | $320,359 | 0.49% | F |
U.S. Census Bureau data (2024)
The economics of Section 8 housing in ZIP code 17765, Roaring Branch, PA, within Lycoming County, operate under a specific framework designed to support both tenants and landlords. For fiscal year 2024, the SAFMR (Small Area Fair Market Rent) for a two-bedroom apartment in this ZIP code is set at $1120. This figure represents the maximum amount that the government will reimburse landlords for renting out a unit to a tenant who participates in the Section 8 Housing Choice Voucher program.
A voucher payment consists of two parts: the tenant's contribution and the government subsidy. The tenant is typically required to pay 30% of their adjusted income towards rent. If we assume an average adjusted income of $1800 per month, the tenant would contribute approximately $540 towards the rent. This leaves the government responsible for the remaining balance up to the SAFMR limit of $1120.
In addition to the rent subsidy, the Section 8 program also provides utility allowances. These allowances vary but can generally cover a significant portion of heating, cooling, water, and electricity costs. For simplicity, let's consider an average utility allowance of $150. This brings the total government contribution to $970 ($1120 - $540 + $150).
This means that if a landlord rents a two-bedroom unit at the SAFMR rate of $1120, they will receive $970 from the government plus the $540 tenant contribution, totaling $1120. However, if the market rent in ZIP 17765 exceeds the SAFMR rate, landlords will face a reimbursement gap. Conversely, if the market rent is below the SAFMR rate, landlords might see a surplus when comparing the actual market rent to the government reimbursement.
Given the lack of specific local market rent data for ZIP 17765, it's important for landlords to understand that the SAFMR rate is set for this specific ZIP code and does not reflect a uniform rate across the broader county or metropolitan area. Landlords should monitor local rental trends closely to determine if there is a gap between the SAFMR and the actual market rates.
In conclusion, landlords in ZIP 17765 participating in the Section 8 program can expect a reimbursement of up to $1120 for a two-bedroom unit. With a tenant contribution of $540 and a utility allowance of $150, the typical reimbursement is $970. The overall impact on a landlord's finances will depend on the actual market rent compared to the SAFMR rate, leading to either a surplus or a gap in expected income.
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.