Location: Raleigh County, WV | Metro: Fayette County, 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 | $750 |
| 1 Bedroom | $760 |
| 2 Bedrooms | $970 |
| 3 Bedrooms | $1,340 |
| 4 Bedrooms | $1,400 |
| 5 Bedrooms | $1,624 |
| 6 Bedrooms | $1,819 |
| 7 Bedrooms | $1,965 |
| 8 Bedrooms | $2,063 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $760 | $67,447 | 1.13% | B |
| 2BR | $970 | $96,541 | 1% | B |
| 3BR | $1,340 | $167,913 | 0.8% | D |
| 4BR | $1,400 | $239,861 | 0.58% | F |
| 5BR | $1,624 | $307,025 | 0.53% | F |
U.S. Census Bureau data (2024)
The ZIP code 25801, located in Beckley, WV, presents a challenging landscape for renters given the local economic conditions and housing costs. The median household income stands at $56,836, which is significantly lower than the market rate rent of $1,115 per month (ZORI).
To put this into perspective, the Federal Market Rent (FMR) for the area, which is the standard used for calculating Housing Choice Voucher payments, is set at $960 per month for fiscal year 2024. This means that while the market demands a higher rent, the government will only subsidize up to $960.
The ZIP code has a total population of 31,128, with 33.1% being renters. This indicates a notable portion of the community relies on rental housing, creating a demand that landlords must consider when setting their rents. However, the affordability gap between the ZORI ($1,115) and the FMR ($960) is substantial. This difference suggests that many renters cannot afford market-rate rents without assistance.
For landlords in ZIP 25801, this scenario means that competing for tenants who can pay the full market rate might be difficult due to the limited number of households capable of doing so. The majority of potential tenants are likely to seek out Housing Choice Vouchers to help cover their living expenses.
The takeaway for landlords is that focusing solely on cash-paying tenants could limit their occupancy rates and profitability. Instead, embracing a strategy that includes accepting Housing Choice Vouchers can help secure a steady stream of tenants. While the voucher rate is lower than the market rate, it ensures consistent and timely payments, backed by the federal government, which can be a reliable source of income in an area where market-rate rents are unaffordable for most residents.
Landlords should also consider the long-term benefits of working with voucher holders, such as reduced vacancy periods and increased stability, even if it means foregoing the opportunity to charge higher rents. In ZIP 25801, the reality is that the $960 FMR represents a significant portion of the rental market, and landlords who adapt their strategies accordingly will find themselves better positioned to succeed in this competitive environment.
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.