Location: Mecklenburg County, VA | Metro: Brunswick 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 | $720 |
| 1 Bedroom | $730 |
| 2 Bedrooms | $940 |
| 3 Bedrooms | $1,250 |
| 4 Bedrooms | $1,260 |
| 5 Bedrooms | $1,462 |
| 6 Bedrooms | $1,637 |
| 7 Bedrooms | $1,768 |
| 8 Bedrooms | $1,856 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $940 | $140,424 | 0.67% | D |
| 3BR | $1,250 | $199,660 | 0.63% | D |
| 4BR | $1,260 | $259,968 | 0.48% | F |
U.S. Census Bureau data (2024)
The economics of Section 8 housing in ZIP code 23950, located in Brodnax, Virginia, within Mecklenburg County, involve understanding the relationship between the local market rent and the federal guidelines for rental assistance. For a two-bedroom apartment in this specific ZIP code, the SAFMR (Small Area Fair Market Rent) for FY 2026 is set at $910 per month. This figure represents the maximum amount that a Section 8 voucher will cover for a landlord.
In contrast, the local market rent for a similar unit, according to the Census ACS, averages at $787 per month. This discrepancy highlights the potential financial dynamics landlords face when participating in the Section 8 program. Here’s a breakdown of how the payment works:
The Section 8 voucher system operates under a formula where the tenant pays approximately 30% of their income towards rent, while the remaining balance is subsidized by the government. However, the total amount paid by the voucher cannot exceed the SAFMR. In ZIP 23950, if the market rent is below the SAFMR, the voucher will cover the difference up to the $910 limit. If the market rent exceeds the SAFMR, the landlord will not receive more than $910 per month from the voucher program.
Additionally, utility allowances can vary but are typically included in the overall reimbursement structure. These allowances are designed to help cover electricity, gas, water, and sewer costs. The exact amount depends on the specific utility allowance set for the area, which can be found in the HUD Handbook. For simplicity, let's assume an average utility allowance of $100 per month.
To illustrate, if a tenant's portion of the rent is $200, and the utility allowance is $100, then the total reimbursement to the landlord would be $300 plus the subsidy. Since the subsidy cannot exceed the SAFMR, the landlord would receive the remaining $610 as the subsidy, making the total reimbursement $910. This ensures that the landlord receives the full SAFMR amount even if the tenant's share and utility allowance do not reach it.
Given the local market rent of $787, landlords in ZIP 23950 could potentially see a surplus if they accept Section 8 vouchers. If the tenant's share plus utilities equals less than $787, the government subsidy would make up the difference to ensure the landlord receives the full market rent. Conversely, if the tenant's share plus utilities exceeds $787, the landlord still only receives the market rent amount, with any excess covered by the tenant directly.
In summary, for a two-bedroom apartment in ZIP 23950, the typical reimbursement gap or surplus leans towards a surplus. Landlords can expect to be fully compensated for the local market rent of $787, with the Section 8 voucher covering any shortfall up to the SAFMR limit of $910. This makes accepting Section 8 vouchers financially viable for most landlords in this area.
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.