Location: Washington-Arlington-Alexandria, DC | Metro: Washington-Arlington-Alexandria, DC-VA-MD HUD Metro FMR Area
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 | $2,360 |
| 1 Bedroom | $2,470 |
| 2 Bedrooms | $2,730 |
| 3 Bedrooms | $3,480 |
| 4 Bedrooms | $4,100 |
| 5 Bedrooms | $4,756 |
| 6 Bedrooms | $5,327 |
| 7 Bedrooms | $5,753 |
| 8 Bedrooms | $6,041 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $2,470 | $319,937 | 0.77% | D |
| 2BR | $2,730 | $425,181 | 0.64% | D |
| 3BR | $3,480 | $688,221 | 0.51% | F |
| 4BR | $4,100 | $791,057 | 0.52% | F |
| 5BR | $4,756 | $1,040,500 | 0.46% | F |
U.S. Census Bureau data (2024)
The median income in ZIP 20190, located in Reston, VA, stands at $134,746. This figure places residents in a relatively strong financial position compared to the national average. However, when considering the market rate for rent, which is set at $2,484 per month (ZORI), the situation becomes more nuanced. Despite the high median income, the cost of living, particularly housing, presents a challenge.
The Federal Market Rent (FMR) for ZIP 20190 in fiscal year 2024 is set at $2,290, which is the standard payment amount for Section 8 vouchers in the area. This means that voucher holders will have a maximum reimbursement of $2,290 towards their rent. Comparatively, this is slightly below the market rate, indicating a potential affordability gap for those relying solely on vouchers.
With 51.7% of the population renting and a total population of 22,012, there is a significant demand for rental properties in Reston. The affordability gap between the market rate and the voucher amount suggests that landlords may face increased competition for tenants who can pay the full market rate. Those who rely on vouchers might struggle to find properties within their budget, especially if landlords prefer higher-paying tenants.
The takeaway for landlords considering voucher versus cash-pay strategies is clear. While accepting vouchers limits your monthly income to $2,290, it opens up a stable and government-backed revenue stream. Cash-paying tenants can offer more immediate financial gain, but they also come with the risk of market fluctuations and tenant instability. Landlords should weigh the benefits of long-term stability against short-term financial gains when deciding their rental strategy in ZIP 20190.
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.