Location: Raleigh County, WV | Metro: Raleigh 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 | $920 |
| 1 Bedroom | $930 |
| 2 Bedrooms | $1,190 |
| 3 Bedrooms | $1,650 |
| 4 Bedrooms | $1,720 |
| 5 Bedrooms | $1,995 |
| 6 Bedrooms | $2,234 |
| 7 Bedrooms | $2,413 |
| 8 Bedrooms | $2,534 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,190 | $108,898 | 1.09% | B |
| 3BR | $1,650 | $213,279 | 0.77% | D |
| 4BR | $1,720 | $312,085 | 0.55% | F |
U.S. Census Bureau data (2024)
The economics of Section 8 housing in ZIP code 25813, located in Beaver, WV, within Raleigh County, are crucial for landlords and small-portfolio investors to understand. The SAFMR (Small Area Fair Market Rent) for a two-bedroom apartment in this specific ZIP code for fiscal year 2024 is set at $1150. This figure represents the maximum amount that the housing authority will pay on behalf of a tenant with a Section 8 voucher.
In comparison, the local market rent for a similar two-bedroom unit is slightly lower at $1,121 according to the Census American Community Survey (ACS). However, it's important to note that the SAFMR is the benchmark used by the housing authority to determine the subsidy amount.
A voucher payment consists of two parts: the tenant portion and the utility allowance. The tenant portion is typically 30% of their household income. If a tenant earns $2,000 per month, they would contribute $600 towards the rent. The remaining amount up to the SAFMR is covered by the housing authority. In this case, if the rent is set at $1150, the landlord would receive $1150 minus the $600 contribution from the tenant, equating to $550 from the housing authority.
Utility allowances vary based on the location and the type of utilities required. For ZIP 25813, the average utility allowance is around $300 per month. This amount is paid directly to the landlord and is intended to cover the tenant's utility expenses such as electricity, water, and gas.
To summarize, the total reimbursement to the landlord for a two-bedroom unit would be the sum of the tenant's contribution and the housing authority's subsidy, plus any applicable utility allowances. For a rent of $1150, this would mean receiving $550 from the housing authority plus the $600 tenant contribution, totaling $1150. With an additional utility allowance of $300, the landlord's total monthly income from a Section 8 voucher tenant would be $1450.
Given that the local market rent is $1,121, there is a slight surplus when considering the total reimbursement from both the tenant and the housing authority, which amounts to $329 above the local market rate. This surplus provides some financial cushion for landlords but does not significantly exceed the typical rental rates in the area.
Landlords should be aware that the SAFMR sets the ceiling for the subsidy, meaning that if the market rent exceeds $1150, the landlord must either reduce the rent to the SAFMR level or accept the reimbursement gap as the tenant will only pay up to $1150 with their voucher. Conversely, if the market rent is below the SAFMR, landlords can benefit from the higher reimbursement rates.
In conclusion, for a two-bedroom unit in ZIP 25813, the typical reimbursement gap or surplus is a positive $329, reflecting the SAFMR of $1150 and the local market rent of $1,121. This economic framework ensures that landlords are compensated fairly while keeping housing affordable for low-income tenants.
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.