Location: Sampson County, NC | Metro: Pender County, NC 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 | $960 |
| 2 Bedrooms | $1,050 |
| 3 Bedrooms | $1,460 |
| 4 Bedrooms | $1,770 |
| 5 Bedrooms | $2,053 |
| 6 Bedrooms | $2,299 |
| 7 Bedrooms | $2,483 |
| 8 Bedrooms | $2,607 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,460 | $235,377 | 0.62% | D |
U.S. Census Bureau data (2024)
The economics of Section 8 housing in ZIP code 28478 are defined by the SAFMR (Small Area Fair Market Rent) set specifically for this ZIP code. For a two-bedroom apartment, the SAFMR is $890 per month for fiscal year 2024. This figure represents the maximum amount that the housing authority will pay landlords participating in the Section 8 program.
However, the local market rent for a similar unit is significantly lower at $718 per month, based on Census ACS data. This means that landlords must consider both the SAFMR and the actual market conditions when setting their rents for Section 8 tenants.
When a tenant uses a Section 8 voucher, they are responsible for paying a portion of the rent themselves, typically around 30% of their income, which is often less than the market rent but can vary. The housing authority then pays the difference between the tenant's contribution and the SAFMR, up to $890 per month for a two-bedroom unit in ZIP 28478.
In addition to the base rent, there are utility allowances that can be included in the total reimbursement. These allowances are designed to cover the cost of utilities and can vary depending on the size of the unit and the specific needs of the household. For ZIP 28478, the utility allowance is not specified here, but it is important for landlords to know that this allowance is added to the base rent reimbursement if applicable.
To illustrate, let’s assume a tenant contributes $215 towards the rent, which is 30% of a modest income. The housing authority would then pay the difference between the tenant's contribution and the SAFMR, which in this case would be $675 ($890 - $215).
If we factor in a standard utility allowance of $150, the total reimbursement to the landlord would be $825 ($675 + $150). This means that even though the SAFMR is $890, the actual reimbursement to the landlord could be lower due to the tenant's contribution and the inclusion of utility allowances.
Given these numbers, there is a potential reimbursement gap or surplus. In ZIP 28478, where the market rent is $718, the landlord might receive a surplus of $107 ($825 - $718) per month from the Section 8 voucher program. However, this surplus is contingent upon the actual utility allowance and the tenant's contribution being exactly as assumed here. Landlords should carefully review the specifics of each voucher and the associated utility allowances to determine the exact reimbursement amount.
Understanding the SAFMR and how it interacts with the local market rent is crucial for landlords considering participation in the Section 8 program. It ensures that they are aware of the economic realities and can make informed decisions about the rent they charge and the overall financial impact on their property management.
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.