Location: Mecklenburg County, VA | Metro: Mecklenburg 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 | $760 |
| 1 Bedroom | $760 |
| 2 Bedrooms | $1,000 |
| 3 Bedrooms | $1,320 |
| 4 Bedrooms | $1,330 |
| 5 Bedrooms | $1,543 |
| 6 Bedrooms | $1,728 |
| 7 Bedrooms | $1,866 |
| 8 Bedrooms | $1,959 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,000 | $211,543 | 0.47% | F |
| 3BR | $1,320 | $273,034 | 0.48% | F |
| 4BR | $1,330 | $397,518 | 0.33% | F |
U.S. Census Bureau data (2024)
The real estate market in ZIP code 23917, Boydton, VA, presents a nuanced landscape for both landlords and small-portfolio investors. With a median home value set at $238,495, the current valuation indicates a stable housing market that is neither overheated nor undervalued. The absence of data regarding the percentage of listings that have been reduced and the median days on market (DOM) suggests a balanced market where neither buyers nor sellers hold a significant advantage.
On the rental side, the Federal Market Rent (FMR) for fiscal year 2026 stands at $1,050, while the current market rate is recorded at $798 according to Census ACS data. This gap between the FMR and the actual market rent signals potential upward pressure on rental rates. As government programs adjust their rental subsidies based on the FMR, landlords can expect an increase in the rental income they can command over the next 12 to 24 months without significantly deterring tenants. However, it's crucial to note that this adjustment will depend on the local economy and job market conditions.
For long-term investors, the setup implies a cautious approach to appreciation expectations. While the median home value provides a baseline for current property values, the lack of historical trend data makes it difficult to project future appreciation accurately. In a balanced market, appreciation is typically modest and steady, rather than explosive. Investors should focus on maintaining properties and leveraging rental income growth, rather than relying on rapid increases in property value.
A balanced market, indicated by the median home value and the absence of significant price reductions or prolonged DOM, suggests that landlords and investors have room to negotiate but must remain mindful of the broader economic context. The disparity between the FMR and current rental rates offers a compelling opportunity for rental income growth, which can be a more reliable source of returns than speculative appreciation in a stable market environment.
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.