Location: Northumberland County, PA | Metro: Northumberland County, PA
| Unit Size | Monthly FMR |
|---|---|
| Studio | $730 |
| 1 Bedroom | $900 |
| 2 Bedrooms | $1,010 |
| 3 Bedrooms | $1,330 |
| 4 Bedrooms | $1,420 |
| 5 Bedrooms | $1,647 |
| 6 Bedrooms | $1,845 |
| 7 Bedrooms | $1,993 |
| 8 Bedrooms | $2,093 |
U.S. Census Bureau data (2024)
The analysis for the Section 8 program in ZIP code 17830 reveals a significant gap between the Fair Market Rent (FMR) and the actual market rent. The FMR for the metro area in fiscal year 2026 is set at $970, while the Census ACS data indicates that the current market rent stands at $763. This creates a disparity of $207 per month, which translates to a 21.3% difference between the two figures.
Given that the FMR exceeds the market rent, landlords and small-portfolio investors should consider the potential benefits of accepting voucher tenants. The higher rental rate allowed by the Section 8 program can be a yield play, providing a financial advantage over renting at the current market rate. In ZIP 17830, where only 12.4% of residents are renters, there is an opportunity to capitalize on the demand for affordable housing without competing heavily against other rental properties.
The median home value in the area is $218,216, indicating a relatively stable housing market. However, the median income of $73,942 suggests that many residents may struggle to afford market-rate rents. By participating in the Section 8 program, landlords can tap into a government-backed revenue stream that ensures timely payments, mitigating the risk of non-payment or delinquency common in the open market.
It's important to note that while the FMR provides a higher rental rate, landlords must comply with the program's requirements, including regular inspections and maintenance. Despite these obligations, the gap between FMR and market rent presents a compelling opportunity for yield enhancement. Landlords can achieve better returns on their investments by leveraging the Section 8 program to secure rental incomes above the local market average.
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.