Location: Orlando-Kissimmee-Sanford, FL | Metro: Orlando-Kissimmee-Sanford, FL MSA
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 | $1,600 |
| 1 Bedroom | $1,670 |
| 2 Bedrooms | $1,890 |
| 3 Bedrooms | $2,360 |
| 4 Bedrooms | $2,760 |
| 5 Bedrooms | $3,202 |
| 6 Bedrooms | $3,586 |
| 7 Bedrooms | $3,873 |
| 8 Bedrooms | $4,067 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,890 | $347,512 | 0.54% | F |
| 3BR | $2,360 | $340,624 | 0.69% | D |
| 4BR | $2,760 | $386,647 | 0.71% | D |
| 5BR | $3,202 | $483,156 | 0.66% | D |
U.S. Census Bureau data (2024)
In Groveland, FL (ZIP 34736), the real estate market presents a nuanced landscape for landlords and small-portfolio investors. The median home value stands at $370,412, indicating a stable housing price environment. However, the fact that only 0.3% of listings have been reduced suggests that sellers are maintaining their asking prices, which is a positive sign for pricing power. This stability in listing prices aligns with the median days on market (DOM) of 70 days, showing that homes are selling relatively quickly without significant price concessions.
The rental market in Groveland also offers insights into the potential for income generation. The Fair Market Rent (FMR) for ZIP 34736 for fiscal year 2024 is set at $1,970, while the actual market rent (ZORI) currently sits at $2,232. This gap indicates that the rental market is slightly outpacing the government's benchmark, suggesting that there is demand for rental properties that could support higher rents. However, it's important to note that the FMR is a guideline used for housing assistance programs and does not necessarily reflect the full range of market conditions.
For long-term hold investors, the setup in Groveland implies a cautious approach to appreciation expectations. The combination of a stable median home value, low percentage of reduced listings, and quick sales indicate a balanced market where neither buyers nor sellers have significant leverage. While the rental market shows some strength, the modest gap between FMR and ZORI suggests that there is limited room for significant rent increases. Consequently, appreciation in property values is likely to remain moderate over the next 12-24 months.
The current market signals that landlords and small-portfolio investors should focus on maintaining competitive rental rates and ensuring property quality to attract tenants. With a median DOM of 70 days, it's clear that the market favors those who can offer well-maintained homes at reasonable prices. For those looking to purchase for long-term investment, the realistic appreciation thesis points towards steady, but not spectacular, growth. This makes Groveland an attractive location for investors seeking consistent cash flow rather than rapid capital appreciation.
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.