Location: Williamsport, 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 | $770 |
| 1 Bedroom | $900 |
| 2 Bedrooms | $1,080 |
| 3 Bedrooms | $1,430 |
| 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: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,080 | $174,842 | 0.62% | D |
| 3BR | $1,430 | $244,564 | 0.58% | F |
U.S. Census Bureau data (2024)
The real estate landscape in Waterville, PA (ZIP 17776), is set to present both opportunities and challenges for landlords and small-portfolio investors over the next 12-24 months. With a median home value of $186,724, the area remains relatively affordable compared to many other regions in the country. However, the absence of data regarding the percentage of listings that have been reduced and the median days on market (DOM) suggests stability but also indicates a lack of significant downward pressure on prices.
This stability in pricing power is further supported by the rental market dynamics. The Fair Market Rent (FMR) for a two-bedroom apartment in the area is expected to be $1000 in fiscal year 2024, which aligns closely with the current market rates. This parity between FMR and market rents signals a balanced market where neither landlords nor tenants are experiencing extreme pressures. As a result, rental prices are likely to remain stable, providing consistent income for property owners without the need for frequent adjustments.
For long-term investors, the setup in Waterville implies a realistic appreciation thesis that is modest but steady. Given the stable median home values and rental rates, appreciation will most likely come from gradual increases in property values rather than rapid spikes. Long-hold investors should expect an annual appreciation rate that reflects the broader economic growth of the region, rather than speculative bubbles or market downturns.
The combination of these factors—median home value, rental market dynamics, and the lack of significant price reductions—suggests a market where pricing power is maintained through stability rather than volatility. Landlords and small-portfolio investors can anticipate a reliable investment environment that supports steady growth and consistent returns, making Waterville a solid choice for those looking to invest in a stable real estate market.
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.