Location: Nicholas County, WV | Metro: Braxton 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 | $770 |
| 2 Bedrooms | $950 |
| 3 Bedrooms | $1,310 |
| 4 Bedrooms | $1,470 |
| 5 Bedrooms | $1,705 |
| 6 Bedrooms | $1,910 |
| 7 Bedrooms | $2,063 |
| 8 Bedrooms | $2,166 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $950 | $114,220 | 0.83% | C |
| 3BR | $1,310 | $159,259 | 0.82% | C |
| 4BR | $1,470 | $189,850 | 0.77% | D |
U.S. Census Bureau data (2024)
The Section 8 analysis for ZIP code 26601, centered around Sutton, West Virginia, reveals a significant gap between the Fair Market Rent (FMR) and the actual market rent. The FMR for the metro area in fiscal year 2026 is set at $870, whereas the Census ACS reports an average market rent of $549. This means that landlords can charge $321 above the market rent for voucher tenants, representing a 58.5% premium over the local market rate.
This premium makes Sutton a compelling yield play for landlords and small-portfolio investors. Given that 29.5% of the population are renters and the median home value stands at $135,065, it's clear that Sutton has a diverse housing market. However, the median household income of $50,469 suggests that many residents may struggle to afford market-rate rents without assistance. This is where the Section 8 program comes into play, providing a reliable source of income for landlords who choose to accept vouchers.
By accepting voucher tenants, landlords can command higher rents that are still subsidized by the government, ensuring a steady stream of income. In Sutton, the difference between the FMR and the market rent indicates that landlords can effectively double their rental income when compared to the average local rates. This is particularly advantageous given the relatively low median income, which might otherwise limit the ability of residents to pay higher rents.
It's important to note that while the potential for increased yields is high, landlords must also be prepared to manage the administrative requirements of the Section 8 program. These include regular inspections and compliance with HUD standards. Despite these considerations, the financial incentives are strong, making Sutton, WV, an attractive location for those interested in leveraging the Section 8 program to enhance their investment returns.
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.