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 | $1,910 |
| 1 Bedroom | $1,990 |
| 2 Bedrooms | $2,260 |
| 3 Bedrooms | $2,820 |
| 4 Bedrooms | $3,290 |
| 5 Bedrooms | $3,816 |
| 6 Bedrooms | $4,274 |
| 7 Bedrooms | $4,616 |
| 8 Bedrooms | $4,847 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $2,260 | $310,092 | 0.73% | D |
| 3BR | $2,820 | $363,992 | 0.77% | D |
| 4BR | $3,290 | $412,419 | 0.8% | D |
| 5BR | $3,816 | $519,612 | 0.73% | D |
U.S. Census Bureau data (2024)
The real estate market in ZIP 34772, Saint Cloud, FL, presents a nuanced picture for landlords and small-portfolio investors. The median home value stands at $398,041, indicating a stable housing market. This stability is further underscored by the fact that only 0.3% of listings have reduced their prices, suggesting that sellers maintain strong pricing power. The median days on market (DOM) of 58 days also reflects a healthy demand, as homes are selling relatively quickly without significant price concessions.
The current setup implies that landlords can expect steady rental income, given the limited downward pressure on property values. However, the Federal Market Rent (FMR) for ZIP 34772 in fiscal year 2024 is projected to be $2,030, which is notably lower than the current market rent (ZORI) of $2,301. This difference suggests that there might be some room for rent adjustments to align more closely with government estimates, but it also indicates that the market rent is currently above the federally determined fair market rate. For landlords, this could mean maintaining higher rents if they can justify the cost through property quality and location.
For long-term investors, the data implies a cautious approach to expectations regarding property appreciation. The slight reduction in listings and quick sales indicate a balanced market rather than one experiencing rapid growth. Therefore, while appreciation is possible, it's unlikely to be robust or consistent over the next 12-24 months. Investors should focus on the potential for steady rental yields and moderate appreciation, rather than expecting significant capital gains.
To summarize, the median home value, minimal price reductions, and quick sales times suggest that landlords and investors can maintain their pricing power in the short term. However, the discrepancy between FMR and ZORI points to a need for strategic pricing adjustments. Long-term investors should prepare for modest appreciation and concentrate on sustainable rental income generation.
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.