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 | $800 |
| 1 Bedroom | $930 |
| 2 Bedrooms | $1,150 |
| 3 Bedrooms | $1,450 |
| 4 Bedrooms | $1,510 |
| 5 Bedrooms | $1,752 |
| 6 Bedrooms | $1,962 |
| 7 Bedrooms | $2,119 |
| 8 Bedrooms | $2,225 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,150 | $143,377 | 0.8% | C |
| 3BR | $1,450 | $221,531 | 0.65% | D |
| 4BR | $1,510 | $310,850 | 0.49% | F |
| 5BR | $1,752 | $660,498 | 0.27% | F |
U.S. Census Bureau data (2024)
The ZIP code 25304 in Charleston, WV, is a neighborhood characterized by a moderate population size of 8,655 residents. With nearly 30% of the residents being renters, it suggests a diverse housing market where both homeownership and rental properties coexist. The median household income in this area stands at $80,931, indicating a relatively affluent community. This economic status is further reflected in the median home value, which is $207,554, showing that the local real estate market is stable and valued.
When it comes to rental economics, the Fair Market Rent (FMR) for ZIP 25304 as of the fiscal year 2024 is set at $1,100. However, the actual market rent, according to the Census Bureau's American Community Survey (ACS), is slightly lower at $1,025. This discrepancy between the FMR and the market rent can be an important consideration for landlords and small-portfolio investors looking to maximize their returns while remaining competitive in the local rental market.
The practical implications for Section 8 investors in ZIP 25304 depend largely on their investment strategy. For those seeking a hands-off approach, the neighborhood offers a stable environment with a reasonable number of renters and a steady demand for affordable housing. The FMR provides a benchmark for setting rents that ensures compliance with HUD requirements and helps maintain a consistent cash flow.
On the other hand, for hands-on investors interested in value-add opportunities, the difference between the FMR and the market rent presents an opportunity to improve property values and potentially increase rental income over time. By focusing on enhancing the quality and appeal of their properties, these investors could position themselves to charge closer to the FMR, thereby increasing their profitability while still serving the needs of low-income renters.
In summary, ZIP 25304 in Charleston, WV, is a moderately sized, economically stable neighborhood that can cater to both hands-off and hands-on Section 8 investors. The key lies in understanding the local market dynamics and tailoring investment strategies accordingly to leverage the existing economic conditions and rental pricing trends.
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.