Location: Watauga County, NC | Metro: Ashe County, NC
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 | $1,090 |
| 1 Bedroom | $1,210 |
| 2 Bedrooms | $1,500 |
| 3 Bedrooms | $1,980 |
| 4 Bedrooms | $2,230 |
| 5 Bedrooms | $2,587 |
| 6 Bedrooms | $2,897 |
| 7 Bedrooms | $3,129 |
| 8 Bedrooms | $3,285 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,500 | $432,935 | 0.35% | F |
| 3BR | $1,980 | $512,372 | 0.39% | F |
U.S. Census Bureau data (2024)
The median income in ZIP code 28684, located in Todd, North Carolina, stands at $69,307. Considering the market rate for rent, which is $1,284 according to the Census ACS, a household earning the median income would find it challenging to cover their housing expenses without financial strain. Typically, a household should spend no more than 30% of their income on housing. At the median income level, this equates to approximately $1,732 per month, which is slightly above the market rate but still indicates a tight budget.
In comparison, the Housing Choice Voucher program sets the Fair Market Rent (FMR) at $1,180 for the metro area in fiscal year 2026. This amount is lower than the market rate, suggesting that voucher holders might have difficulty finding rental properties that accept vouchers within their payment limit. For landlords, this means there could be a significant affordability gap between what the voucher covers and the actual market rate, potentially leading to fewer voucher tenants willing to pay the higher rent.
Todd, NC has a relatively low percentage of renters at 7.2%, with a total population of 1,961. This translates to only about 141 households renting in the area. Given such a small number of potential tenants, competition among landlords is likely to be fierce. Landlords who choose to accept vouchers will need to consider whether the guaranteed payment and reduced vacancy risk outweigh the lower rent compared to market rates.
The takeaway for landlords considering voucher versus cash-pay strategies is clear: accepting vouchers can stabilize income and reduce vacancy periods, especially in a market where many renters struggle to meet the higher market rates. However, the decision should also factor in the overall demand for rentals and the likelihood of attracting cash-paying tenants who can afford the full market rate. In ZIP 28684, the limited pool of renters makes it imperative for landlords to weigh these options carefully.
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.