Location: Philadelphia-Camden-Wilmington, PA | Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD MSA
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 | $1,640 |
| 1 Bedroom | $1,780 |
| 2 Bedrooms | $2,120 |
| 3 Bedrooms | $2,530 |
| 4 Bedrooms | $2,790 |
| 5 Bedrooms | $3,236 |
| 6 Bedrooms | $3,624 |
| 7 Bedrooms | $3,914 |
| 8 Bedrooms | $4,110 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $2,120 | $397,204 | 0.53% | F |
| 3BR | $2,530 | $544,733 | 0.46% | F |
| 4BR | $2,790 | $734,410 | 0.38% | F |
| 5BR | $3,236 | $902,548 | 0.36% | F |
U.S. Census Bureau data (2024)
In Warrington, PA (ZIP 18976), the real estate market presents a robust setup for landlords and small-portfolio investors, particularly in the context of both home values and rental dynamics. The median home value stands at $595,658, indicating a high-end residential market that is likely to retain its value well. This is further supported by the fact that only 0.2% of listings have been reduced, suggesting strong seller's market conditions where homes are holding their asking prices.
The median days on market (DOM) for homes is 12 days, which is exceptionally low. This rapid turnover rate signals a highly active market with brisk demand, allowing sellers to maintain or even increase their prices. The implication for landlords and investors is that there is significant pricing power on the sale side of the market, which can translate into higher resale values if they choose to sell in the future.
On the rental side, the Fair Market Rent (FMR) for ZIP 18976 in fiscal year 2024 is set at $1,970. This compares favorably to the current market rent, measured by Zillow Observed Rent Index (ZORI), at $1,832. This gap suggests potential for rental price increases, especially as the market adjusts to the higher FMR benchmark. Landlords and investors can expect to see steady growth in rental income as the market corrects this disparity.
For long-term hold investors, the appreciation thesis is anchored in the stability and growth potential of Warrington's housing market. The combination of high median home values, minimal price reductions, and quick sales indicate a resilient market that is likely to appreciate rather than depreciate over the next 12 to 24 months. The slight upward pressure on rents also supports a positive outlook for property values, as increased rental demand often correlates with higher home prices.
However, it is important to note that while the current data points to a favorable market, external factors such as economic shifts, interest rates, and broader housing policy changes could influence the trajectory of appreciation. Nonetheless, the current setup implies a strong foundation for continued value retention and growth.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). 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.