Location: Union County, PA | Metro: Union County, PA
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 | $790 |
| 1 Bedroom | $980 |
| 2 Bedrooms | $1,070 |
| 3 Bedrooms | $1,480 |
| 4 Bedrooms | $1,790 |
| 5 Bedrooms | $2,076 |
| 6 Bedrooms | $2,325 |
| 7 Bedrooms | $2,511 |
| 8 Bedrooms | $2,637 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,070 | $218,509 | 0.49% | F |
| 3BR | $1,480 | $273,877 | 0.54% | F |
| 4BR | $1,790 | $361,531 | 0.5% | F |
U.S. Census Bureau data (2024)
The HUD Fair Market Rent (FMR) for the Union County metro area, including ZIP 17856, is set at $1,060 for fiscal year 2026. In comparison, the market rent, as per Census ACS data, is currently $900. This indicates that voucher tenants will cashflow at the FMR rate, providing a positive net operating income for landlords. However, due to the higher FMR, landlords might see marginal cashflow benefits unless they have premium units commanding rents closer to the FMR.
The median home value in ZIP 17856 is $263,517. To derive the rent-to-price ratio, we can use the formula: (Annual Rent / Median Home Value) * 100%. Given an annual rent of $10,800 ($900 monthly), the rent-to-price ratio is approximately 4.1%, which is lower than the national average of around 5-6%. This suggests that rental properties in this area offer a slightly better return relative to property values compared to the broader market.
Unfortunately, specific data on the median days on market (DOM) and the percentage of price cuts for ZIP 17856 was not found in the recent search. However, the lack of significant price cuts and shorter DOM periods generally indicate a stable market where properties sell at or near their asking price, supporting the idea of stability for investors.
The strongest angle for investors in ZIP 17856 appears to be cashflow, given the favorable difference between the HUD FMR and the current market rent. While appreciation potential may vary, the consistent cashflow from voucher tenants at or above the market rate ensures steady returns.
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.