Location: Rockbridge County-Buena Vista city-Lexington city, VA | Metro: Roanoke, VA HUD Metro FMR Area
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 | $960 |
| 1 Bedroom | $1,000 |
| 2 Bedrooms | $1,140 |
| 3 Bedrooms | $1,570 |
| 4 Bedrooms | $1,900 |
| 5 Bedrooms | $2,204 |
| 6 Bedrooms | $2,468 |
| 7 Bedrooms | $2,665 |
| 8 Bedrooms | $2,798 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,140 | $153,526 | 0.74% | D |
| 3BR | $1,570 | $238,967 | 0.66% | D |
U.S. Census Bureau data (2024)
The economics of Section 8 in ZIP 24579, which encompasses Natural Bridge Station, VA, and part of Rockbridge County, can be straightforward if understood correctly. The SAFMR (Small Area Fair Market Rent) for a two-bedroom apartment in this ZIP code for FY 2024 is set at $1060. This figure is specific to this ZIP code, reflecting the unique housing market conditions here.
In contrast, the local market rent for a similar unit, as reported by the Census ACS, averages $678. This discrepancy highlights the support level that Section 8 aims to provide in the area. For landlords, it's important to know exactly how much they can expect to receive from the program.
A Section 8 voucher payment is calculated based on the SAFMR, minus the tenant's portion of the rent, plus any utility allowances. The tenant's portion is typically 30% of their adjusted income. If we assume an average adjusted income of $1800 per month, the tenant would contribute $540 towards the rent. Therefore, the landlord would receive the difference between the SAFMR and the tenant's contribution, which is $1060 - $540 = $520, plus any applicable utility allowances.
The utility allowance varies but is generally around $150-$200 per month for a two-bedroom unit. Assuming a $175 utility allowance, the total reimbursement to the landlord would be $520 (voucher amount) + $175 (utility allowance) = $695 per month.
This amount, $695, is slightly above the local market rent of $678, indicating a small surplus for landlords who participate in the Section 8 program in ZIP 24579. The surplus of $17 per unit means landlords can still cover basic operational costs and potentially earn a modest profit without having to significantly increase rents beyond the local market levels.
To summarize, landlords in ZIP 24579 can expect a Section 8 voucher to pay $695 for a two-bedroom unit, considering both the voucher amount and utility allowance. This is a positive outcome, given the local market rent, providing a stable and slightly advantageous rental income compared to the general market rates.
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.