Location: Rockbridge County-Buena Vista city-Lexington city, VA | Metro: Staunton-Stuarts Draft, 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 | $1,050 |
| 1 Bedroom | $1,070 |
| 2 Bedrooms | $1,220 |
| 3 Bedrooms | $1,660 |
| 4 Bedrooms | $1,860 |
| 5 Bedrooms | $2,158 |
| 6 Bedrooms | $2,417 |
| 7 Bedrooms | $2,610 |
| 8 Bedrooms | $2,741 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,660 | $425,342 | 0.39% | F |
U.S. Census Bureau data (2024)
The economics of Section 8 in ZIP code 24459 are straightforward. The SAFMR (Small Area Fair Market Rent) for a two-bedroom apartment in this specific ZIP code is set at $950 for the fiscal year 2024. This figure is crucial because it directly impacts the reimbursement rates landlords receive from the housing authority.
Section 8 vouchers cover the difference between what a low-income tenant can afford and the actual rent. For a two-bedroom unit, the tenant's portion is typically 30% of their adjusted income. If we assume an average adjusted income of $1,500 per month, the tenant would contribute around $450 towards rent. The housing authority would then pay the remaining balance up to the SAFMR limit of $950. In this scenario, the total reimbursement to the landlord would be $950.
However, the SAFMR does not include utilities. Landlords must account for utility allowances when calculating their reimbursement. Utility allowances vary but are generally around $200-$300 per month. Therefore, if we add a $250 utility allowance to the $950 SAFMR, the total reimbursement a landlord might expect is $1,200.
To break it down further:
Given that the local market rent for a two-bedroom apartment in ZIP 24459 is currently unknown, it's essential to compare the SAFMR to the prevailing market rates. If the market rent is below $950, landlords will receive the full amount without any shortfall. However, if the market rent exceeds $950, landlords will face a reimbursement gap, meaning they won't receive the full market rent from the housing authority.
In ZIP 24459, landlords should prepare for a potential reimbursement gap if market rents exceed the SAFMR of $950. Conversely, if market rents are lower, there will be a surplus, allowing landlords to benefit from the higher SAFMR reimbursement rates. For instance, if the market rent is $800, the landlord would receive $950 from the housing authority, resulting in a surplus of $150.
To summarize, landlords in ZIP 24459 need to understand that the SAFMR of $950 sets the maximum reimbursement rate for a two-bedroom unit. With a typical tenant contribution of $450 and a utility allowance of $250, the total expected reimbursement is $1,200. The key factor is the comparison between this reimbursement and the local market rent, which determines whether landlords will see a surplus or face a gap.
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.