Location: Northumberland County, PA | Metro: Williamsport, PA MSA
| 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 |
U.S. Census Bureau data (2024)
The real estate market in ZIP 17777, as indicated by the median home value of $231,431, suggests a stable environment for both landlords and small-portfolio investors. The fact that the percentage of listings that have been reduced and the median days on market (DOM) are not available points to a market where pricing adjustments are minimal and homes sell relatively quickly once listed.
This stability in pricing power over the next 12-24 months is reinforced by the rental market dynamics. The Fair Market Rent (FMR) for ZIP 17777 is set at $980 for fiscal year 2024, which is notably higher than the current market rent of $839 as reported by the Census Bureau's American Community Survey (ACS). This disparity signals potential upward pressure on rental rates, benefiting landlords who can adjust their rents closer to the FMR without risking vacancy.
For long-term investors, the setup implies a realistic appreciation thesis based on the current low DOM and minimal listing reductions. Historically, when homes sell quickly and there is little need for price adjustments, it indicates a robust demand for housing in the area. Coupled with the expected increase in rental rates, this could translate into gradual increases in property values as the rental market influences the overall perception of the neighborhood's desirability.
Moreover, the discrepancy between the FMR and actual market rent provides an opportunity for investors to capitalize on undervalued properties. By acquiring assets at today’s market values and gradually adjusting rents towards the FMR, investors can improve their cash flow and position themselves for future property value appreciation. The consistent demand for rental properties at or near the FMR level supports the idea that such adjustments will be well-received by tenants.
In conclusion, the combination of a stable median home value, quick sales, and favorable rental market conditions presents a compelling case for maintaining or slightly increasing property values in ZIP 17777. Landlords and small-portfolio investors should take advantage of the current market dynamics to optimize their investments and prepare for sustained growth in the coming years.
Data Sources: FMR data from HUD (2027). 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.