Location: Wyoming County, WV | Metro: McDowell County, WV
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 | $710 |
| 1 Bedroom | $750 |
| 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 | $49,879 | 1.88% | A+ |
| 3BR | $1,250 | $67,085 | 1.86% | A+ |
U.S. Census Bureau data (2024)
The economics of Section 8 housing in ZIP code 24844, located in McDowell County, West Virginia, revolve around the SAFMR (Small Area Fair Market Rent) which is specifically tailored for this region. For a two-bedroom apartment, the SAFMR for fiscal year 2026 is set at $870. This figure represents the maximum amount that the government will pay on behalf of eligible tenants.
The SAFMR of $870 is a fixed rate for this ZIP code, meaning it does not fluctuate based on broader market conditions. However, it's important to note that the local market rent is currently unavailable, making it difficult to directly compare the SAFMR with prevailing rental rates in the area. This can be a significant factor for landlords when deciding whether to participate in the program.
A Section 8 voucher works by covering the difference between what a low-income family can afford and the SAFMR. Typically, the tenant is responsible for paying 30% of their adjusted monthly income towards rent. For example, if a tenant has an adjusted monthly income of $1,000, they would contribute $300 towards the rent. The remaining $570 would be covered by the Section 8 program, up to the SAFMR limit of $870.
In addition to the base rent, there are also utility allowances that vary depending on the size of the unit and the specific needs of the tenant. These allowances are designed to help cover the cost of utilities such as electricity, gas, water, and sewer. For a two-bedroom apartment, the total utility allowance might add another $100-$150 to the reimbursement, bringing the total potential reimbursement close to $870.
To illustrate, let's assume the utility allowance is $120. In this scenario, the total reimbursement for a two-bedroom apartment would be $690 ($300 tenant contribution + $390 from the Section 8 program + $120 utility allowance). If the actual market rent for a two-bedroom in ZIP 24844 is higher than $870, landlords will face a reimbursement gap. Conversely, if the market rent is lower, landlords might receive a surplus above their usual market rent.
Given the SAFMR of $870 and assuming a typical utility allowance of $120, landlords should expect a reimbursement of approximately $690 per month for a two-bedroom unit. This means that if the market rent is below $870, landlords could potentially receive more than they would otherwise, but if the market rent exceeds $870, they would need to accept the $870 cap or find other ways to adjust their income expectations.
In ZIP 24844, landlords must consider the SAFMR of $870 as the ceiling for government reimbursement. With the tenant's contribution and utility allowances factored in, the typical reimbursement gap or surplus for a two-bedroom voucher would be around $180. This gap or surplus is calculated by subtracting the reimbursement amount ($690) from the SAFMR ($870).
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.