Location: Jackson County, NC | Metro: Jackson 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 | $1,110 |
| 1 Bedroom | $1,200 |
| 2 Bedrooms | $1,410 |
| 3 Bedrooms | $1,780 |
| 4 Bedrooms | $1,920 |
| 5 Bedrooms | $2,227 |
| 6 Bedrooms | $2,494 |
| 7 Bedrooms | $2,694 |
| 8 Bedrooms | $2,829 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,410 | $625,192 | 0.23% | F |
| 3BR | $1,780 | $1,211,531 | 0.15% | F |
| 4BR | $1,920 | $2,624,583 | 0.07% | F |
U.S. Census Bureau data (2024)
The market analysis for Section 8 investors in ZIP code 28717, which includes Cashiers, NC, and the broader Jackson County area, reveals a competitive rental environment. The HUD Fair Market Rent (FMR) for the metro area in fiscal year 2026 is set at $1,310. However, the market rent, as reported by the Census ACS, stands at $1,421, indicating that voucher tenants will generally cashflow marginally without requiring premium units.
To understand the broader investment landscape, consider the median home value in the area, which is $1,489,646. This high median home value suggests a relatively affluent community, which can be beneficial for property maintenance and overall neighborhood stability. The rent-to-price ratio, calculated by dividing the market rent by the median home value, comes out to approximately 0.095%, highlighting the significant disparity between housing costs and rental income. This ratio implies that rental properties may not compete directly with owner-occupied homes in terms of price, but it also indicates a strong potential for rental demand given the high cost of homeownership.
In terms of the time on the market and price adjustments, the data shows an N/A-day median Days on Market (DOM) and a 0.1% share of properties making price cuts. These figures suggest that the local real estate market is stable and does not experience frequent fluctuations in pricing or prolonged periods of unsold inventory. This stability is particularly important for investors who rely on consistent cash flow and predictable returns.
The strongest investor angle in ZIP 28717 is likely to be stability. Given the high median home values and the marginal cashflow situation for voucher tenants, investors can expect steady demand for rental properties without the need for frequent price adjustments or long periods of vacancy. Additionally, the stable market conditions support a reliable investment strategy focused on long-term ownership and consistent cash flow.
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.