Location: Sullivan County, PA | Metro: Bradford 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 | $770 |
| 1 Bedroom | $810 |
| 2 Bedrooms | $1,040 |
| 3 Bedrooms | $1,400 |
| 4 Bedrooms | $1,710 |
| 5 Bedrooms | $1,984 |
| 6 Bedrooms | $2,222 |
| 7 Bedrooms | $2,400 |
| 8 Bedrooms | $2,520 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,400 | $227,024 | 0.62% | D |
U.S. Census Bureau data (2024)
A household in ZIP code 18616, with a median income of $62,857, faces significant challenges in affording the market rate rent of $588. This figure comes directly from the Census Bureau's American Community Survey (ACS), reflecting the average rental costs in the area. However, the reality is that even at this market rate, the median income suggests a tight budget for residents.
The comparison to the voucher payment standard of $970 (Fair Market Rent - FMR for the metro area in fiscal year 2026) highlights an even wider affordability gap. At $970, voucher holders could potentially face difficulties finding suitable housing, given that the market rate is significantly lower. This disparity means that landlords who accept vouchers might struggle to find tenants willing to pay the higher FMR rate.
With only 22.7% of the 734 residents being renters, the competition among landlords is relatively low. However, the majority of these renters might be more inclined towards market-rate apartments due to the financial strain of paying closer to the FMR rate.
Takeaway for landlords: In ZIP 18616, there is a clear advantage to focusing on market-rate rentals over accepting vouchers. The lower market rate of $588 aligns better with the local median income of $62,857, making it more accessible to the typical renter. Accepting vouchers at the FMR rate of $970 could limit your pool of potential tenants, given the financial constraints faced by most households in the area. Therefore, landlords should consider the balance between voucher and cash-paying strategies carefully, leaning towards market rates to maximize occupancy and income stability.
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.