Location: Charleston, WV | Metro: Charleston, WV 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 | $660 |
| 1 Bedroom | $760 |
| 2 Bedrooms | $940 |
| 3 Bedrooms | $1,200 |
| 4 Bedrooms | $1,250 |
| 5 Bedrooms | $1,450 |
| 6 Bedrooms | $1,624 |
| 7 Bedrooms | $1,754 |
| 8 Bedrooms | $1,842 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $940 | $176,589 | 0.53% | F |
| 3BR | $1,200 | $155,653 | 0.77% | D |
U.S. Census Bureau data (2024)
In ZIP code 25301, located in Charleston, West Virginia, the economics of Section 8 housing can be analyzed using the SAFMR (Small Area Fair Market Rent) for a two-bedroom apartment, which is set at $970 for fiscal year 2024. This figure is specific to this ZIP code and reflects the rental rates that are considered fair for low-income families who participate in the Housing Choice Voucher program.
The local market rent for a two-bedroom unit, as measured by ZORI (Zillow Observed Rent Index), stands at $1,064. This represents the average rent charged for similar units in the area without the Section 8 subsidy. Landlords should understand that the SAFMR does not necessarily reflect the entire local market but is the benchmark used by the Department of Housing and Urban Development (HUD) to determine the maximum amount it will reimburse landlords under the Section 8 program.
A Section 8 voucher holder pays 30% of their adjusted income towards rent. HUD covers the difference between the tenant's contribution and the SAFMR, up to the specified limit. For instance, if a tenant's portion is $300, then HUD would pay the remaining $670 to reach the SAFMR of $970. However, if the market rent exceeds the SAFMR, the landlord must absorb the additional cost. In the case of ZIP 25301, where the ZORI is $1,064, the landlord might receive $970 from HUD plus the tenant's $300, totaling $1,270. But since the market rent is only $1,064, there would be a surplus of $206 above the SAFMR.
The typical reimbursement gap or surplus in this scenario would result in a surplus for the landlord, given the market conditions in ZIP 25301. However, this surplus is contingent upon the tenant's ability to cover their portion of the rent. If the tenant's income is lower, leading to a smaller contribution, the landlord could face a shortfall relative to the local market rent. It is crucial for landlords to review the specific financial details of each voucher holder to ensure they are making informed decisions regarding participation in the Section 8 program.
To summarize, in ZIP 25301, landlords participating in the Section 8 program for a two-bedroom apartment can expect to receive a total of $970 from HUD and the tenant, potentially creating a surplus when compared to the local market rent of $1,064. This economic model supports affordable housing while also providing a framework for landlords to manage their properties effectively within the bounds of federal subsidies.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). 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.