Section 8 Fair Market Rent (FMR) for ZIP 17821 - 2027

Location: Northumberland County, PA | Metro: Columbia County, PA

Investment Score for ZIP 17821

Monthly Rent (2BR)

$1,460

Median Price (2BR)

$188,407

1% Rule

0.77%

Annual Yield

9.3%

Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)

FY 2027 Fair Market Rent Rates

Unit Size	Monthly FMR
Studio	$1,020
1 Bedroom	$1,140
2 Bedrooms	$1,460
3 Bedrooms	$2,000
4 Bedrooms	$2,020
5 Bedrooms	$2,343
6 Bedrooms	$2,624
7 Bedrooms	$2,834
8 Bedrooms	$2,976

Investment Analysis by Bedroom Size

Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)

Bedrooms	Monthly FMR	Median Price	1% Rule	Grade
2BR	$1,460	$188,407	0.77%	D
3BR	$2,000	$270,866	0.74%	D
4BR	$2,020	$412,054	0.49%	F
5BR	$2,343	$509,170	0.46%	F

Demographics & Housing Statistics

U.S. Census Bureau data (2024)

Population

18,613

Median Household Income

$76,971

Housing Units

8,288

Renter Percentage

30.2%

Occupancy Rate

96.7%

Renter Occupied

2,421

If a landlord is considering purchasing a property in ZIP code 17821 (Danville, PA) for Section 8 investment, they must evaluate several factors to make an informed decision. Here is a structured approach:

1) Does FMR ($1100 - zip FY 2024) clear debt service on a $272,346 property?

No: The Fair Market Rent (FMR) of $1100 does not cover the typical debt service costs for a property valued at $272,346. Debt service includes principal and interest payments on a mortgage, which would likely exceed $1100 per month for such a property. This makes it unfeasible to rely solely on Section 8 income for financial sustainability.

2) Is market rent ($1,538 - ZORI) above, at, or below FMR?

Above: The Zillow Observed Rental Index (ZORI) indicates that the average market rent is $1,538, significantly higher than the FMR of $1100. This suggests that while Section 8 may not be sufficient alone, there is potential to attract non-Section 8 tenants willing to pay more, thus diversifying rental income sources.

3) Are 30.2% renters + 11-day Days on Market (DOM) enough demand?

Yes: With 30.2% of the population being renters and an average DOM of 11 days, there is a strong indication of demand for rental properties in Danville, PA. The relatively low DOM suggests that properties are rented quickly, implying a healthy turnover rate and steady occupancy levels.

In conclusion, while the FMR of $1100 is insufficient to cover the debt service of a $272,346 property, the market rent being $1,538 provides a clear opportunity to diversify tenant types and secure higher rents. Additionally, the 30.2% rental rate combined with a quick 11-day DOM signals a robust demand for rentals in the area. Therefore, the decision to invest in Section 8 properties in Danville, PA, should be made with the understanding that relying solely on FMR is financially risky, but the potential to attract market-rate tenants can mitigate this risk.

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.