Location: Northumberland 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 | $860 |
| 1 Bedroom | $950 |
| 2 Bedrooms | $1,240 |
| 3 Bedrooms | $1,690 |
| 4 Bedrooms | $1,860 |
| 5 Bedrooms | $2,158 |
| 6 Bedrooms | $2,417 |
| 7 Bedrooms | $2,610 |
| 8 Bedrooms | $2,741 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,690 | $297,114 | 0.57% | F |
U.S. Census Bureau data (2024)
13.4% of residents in ZIP 17772 are renters, indicating a modest demand for rental properties. The Fair Market Rent (FMR) for the area, set at $890 for zip FY 2024, provides a benchmark for what tenants can afford under the Section 8 program. This figure is slightly higher than the reported market rent of $823 from the Census ACS, suggesting that Section 8 rates can offer a competitive edge in securing tenants. With a median home value of $259,899, it's clear that the housing market in this area is stable, which bodes well for long-term investments. However, the median income of $81,146 suggests that many residents may struggle to afford market rents without assistance, making Section 8 vouchers particularly attractive to potential tenants. Unfortunately, the data does not provide insights into the average days on market (DOM) or the percentage of listings that have had their prices cut, which would be crucial for understanding the local real estate market dynamics. Despite these gaps, the alignment between the FMR and market rent, combined with the stability of home values, points to a favorable environment for landlords and small-portfolio investors interested in Section 8 participation.
Investors should note that the slight premium of $890 over the market rent of $823 can help offset administrative burdens and ensure steady cash flow. Given the median income of $81,146, many households will likely require rental assistance, further supporting the viability of Section 8 properties. The modest renter share of 13.4% indicates a balanced market where both homeownership and renting coexist, reducing the risk of oversaturation in either sector. In conclusion, for those willing to navigate the requirements of the Section 8 program, ZIP 17772 presents an opportunity to capitalize on a stable housing market with a reliable tenant base.
Verdict: ZIP 17772 is suitable for Section 8 investments, given the competitive FMR and stable property values.
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.