Location: Charlottesville, VA | Metro: Charlottesville, VA 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 | $1,380 |
| 1 Bedroom | $1,590 |
| 2 Bedrooms | $1,780 |
| 3 Bedrooms | $2,160 |
| 4 Bedrooms | $2,660 |
| 5 Bedrooms | $3,086 |
| 6 Bedrooms | $3,456 |
| 7 Bedrooms | $3,732 |
| 8 Bedrooms | $3,919 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,780 | $404,574 | 0.44% | F |
| 3BR | $2,160 | $541,641 | 0.4% | F |
| 4BR | $2,660 | $786,091 | 0.34% | F |
| 5BR | $3,086 | $1,023,220 | 0.3% | F |
U.S. Census Bureau data (2024)
The potential risks for investing in Section 8 properties in ZIP code 22936 in Earlysville, VA, include tenant turnover and vacancy exposure. The market rent for the area is $1,740, while the Fair Market Rent (FMR) for FY 2024 stands at $1,860. This difference can lead to higher tenant turnover as some may prefer to pay less out-of-pocket. Vacancy exposure is another concern, with the Days on Market (DOM) being listed as N/A, which suggests that it might be difficult to gauge how quickly a property will fill when vacant. Additionally, the deferred maintenance risk is notable given the typical home value of $652,870 and the median income of $142,338. Lower incomes relative to property values may result in tenants needing more assistance with maintenance, which can increase the burden on landlords.
However, these risks are somewhat mitigated by the high renter share of 9.4%. High renter density typically translates into a robust demand for rental housing, including those supported by Section 8 vouchers. This means that even though there may be challenges with turnover and maintenance, the likelihood of finding qualified tenants who use vouchers is relatively high.
Verdict: Moderate risk for a first-time Section 8 landlord.
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.