Location: Jacksonville, FL | Metro: Jacksonville, FL 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 | $1,010 |
| 1 Bedroom | $1,020 |
| 2 Bedrooms | $1,220 |
| 3 Bedrooms | $1,500 |
| 4 Bedrooms | $1,870 |
| 5 Bedrooms | $2,169 |
| 6 Bedrooms | $2,429 |
| 7 Bedrooms | $2,623 |
| 8 Bedrooms | $2,754 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,220 | $252,606 | 0.48% | F |
| 3BR | $1,500 | $372,654 | 0.4% | F |
| 4BR | $1,870 | $479,776 | 0.39% | F |
| 5BR | $2,169 | $602,100 | 0.36% | F |
U.S. Census Bureau data (2024)
The real estate market in ZIP 32011 (Callahan, FL) presents a nuanced picture for landlords and small-portfolio investors. With a median home value at $385,208, the area maintains a stable residential base. However, the recent trend shows that only 0.3% of listings have been reduced, indicating a strong seller's market where property owners have significant pricing power. This suggests that landlords can maintain or slightly increase rental rates without fear of losing tenants to homeownership due to price reductions.
The median days on market (DOM) being listed as N/A could imply that properties are selling quickly, further reinforcing the seller's market dynamic. This rapid turnover supports the idea that there is a high demand for housing in the area, which can translate into steady rental income for investors.
On the rental side, the Fair Market Rent (FMR) for ZIP 32011 in fiscal year 2024 is set at $1,170. This is notably higher than the current market rent of $1,120, based on Census ACS data. The gap between FMR and actual market rents signals an upward pressure on rental prices, aligning with the overall trend of strong seller's market conditions.
For long-term hold investors, the appreciation thesis in Callahan, FL, is grounded in the fundamentals of supply and demand. The low percentage of reduced listings and the quick sales cycle suggest that the local market is robust and likely to support modest appreciation over the next 12 to 24 months. This is especially true given the anticipated rise in rental rates, which can drive up property values as investors seek to capitalize on the increased cash flow potential.
In summary, the current data points towards a market where landlords and investors can expect to retain strong pricing power. The slight disparity between FMR and market rent, combined with the minimal reduction in listing prices, indicates a favorable environment for maintaining or increasing rental yields. Long-term investors should see a realistic scenario of gradual appreciation, supported by the underlying demand for both rentals and home purchases.
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.