Location: Middlesex County, VA | Metro: Middlesex County, VA
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 | $1,150 |
| 1 Bedroom | $1,160 |
| 2 Bedrooms | $1,400 |
| 3 Bedrooms | $1,670 |
| 4 Bedrooms | $2,170 |
| 5 Bedrooms | $2,517 |
| 6 Bedrooms | $2,819 |
| 7 Bedrooms | $3,045 |
| 8 Bedrooms | $3,197 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,400 | $307,931 | 0.45% | F |
| 3BR | $1,670 | $393,420 | 0.42% | F |
| 4BR | $2,170 | $547,507 | 0.4% | F |
U.S. Census Bureau data (2024)
In ZIP code 23071, which encompasses Hartfield, VA, in Middlesex County, the economics of Section 8 vouchers can be quite straightforward once you understand the components involved. The SAFMR (Small Area Fair Market Rent) for a two-bedroom apartment in this ZIP code for fiscal year 2026 is set at $1,360. This figure represents the maximum amount that a Section 8 program will pay towards the rental costs for a unit of this size.
However, it's important to note that the local market rent for a similar two-bedroom unit is currently lower, at $1,169, according to Census ACS data. This discrepancy between the SAFMR and the actual market rent is a key factor in understanding how much a landlord might receive from a voucher.
The Section 8 voucher system works by covering the difference between what a tenant can afford and the actual rent of the unit. The tenant's contribution is typically calculated as 30% of their adjusted monthly income. If the tenant's share is less than the market rent but higher than the SAFMR, the landlord receives the full market rent. Otherwise, the landlord is reimbursed up to the SAFMR limit.
To illustrate, if a tenant's share of the rent is $350 based on their income, and they have a utility allowance of $150, the total reimbursement from the housing authority would be $500. In this case, the landlord would need to ensure that the total rent plus utilities does not exceed $1,360.
If the local market rent is indeed $1,169, then the landlord would receive the full market rent plus the utility allowance, totaling $1,319. This means there would be a surplus of $59 over the market rent, but still below the SAFMR limit.
On the other hand, if the landlord sets the rent at the SAFMR level of $1,360, and the tenant's share remains at $350, the housing authority would cover the remaining $1,010. This scenario leaves the landlord receiving the full SAFMR, but without the surplus when compared to the lower market rent.
The typical reimbursement gap or surplus in ZIP 23071 for a two-bedroom apartment would thus be a surplus of approximately $59, assuming the tenant's share and utility allowance remain consistent with the example given. This surplus indicates that landlords participating in the Section 8 program in this area could potentially receive slightly more than the average local market rent for a two-bedroom unit.
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.