Location: Kingsport-Bristol, TN | Metro: Johnson City, TN 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 | $800 |
| 1 Bedroom | $880 |
| 2 Bedrooms | $1,140 |
| 3 Bedrooms | $1,440 |
| 4 Bedrooms | $1,530 |
| 5 Bedrooms | $1,775 |
| 6 Bedrooms | $1,988 |
| 7 Bedrooms | $2,147 |
| 8 Bedrooms | $2,254 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,140 | $210,460 | 0.54% | F |
| 3BR | $1,440 | $319,969 | 0.45% | F |
| 4BR | $1,530 | $398,369 | 0.38% | F |
| 5BR | $1,775 | $490,855 | 0.36% | F |
U.S. Census Bureau data (2024)
The rental market in ZIP 37663, which encompasses Kingsport, Tennessee, presents an interesting scenario for both renters and landlords. The median income in the area stands at $76,077, while the market rate for rent is pegged at $1,822 per month (ZORI). This means that a significant portion of a household’s income would be dedicated to covering housing costs, potentially leaving little room for other expenses.
In contrast, the Housing Choice Voucher program, commonly known as Section 8, offers a more affordable option for renters. The Fair Market Rent (FMR) for ZIP 37663 for fiscal year 2024 is set at $910. This amount represents a substantial reduction compared to the market rate, making it easier for households to manage their monthly budgets. For instance, a household earning the median income could allocate less than 12% of its monthly income towards rent if using a voucher, compared to over 23% required for market-rate rent.
Kingsport has a population of 14,230, with 18.1% of residents being renters. Given these numbers, the affordability gap between market rates and voucher payments is quite pronounced. Landlords in the area face a competitive landscape where offering lower rents through voucher acceptance can attract tenants who might otherwise struggle to find suitable housing. This strategy can ensure steady occupancy and regular rental income.
The takeaway for landlords considering voucher versus cash-pay strategies is clear. While accepting vouchers might mean dealing with government regulations and potentially lower rent amounts, it opens up the rental pool to a larger segment of the population. In ZIP 37663, where the disparity between median income and market rent is considerable, landlords who embrace voucher programs are likely to have a more stable tenant base and reduce vacancy rates. On the other hand, those focusing on cash-paying tenants should be prepared to compete on price and amenities, as the cost of living without a voucher can be prohibitive for many residents.
To summarize, the decision to accept Section 8 vouchers in ZIP 37663 should be weighed against the local economic conditions and the potential benefits of securing long-term, reliable tenants. Landlords who adapt to the realities of the affordability gap will position themselves favorably in the local rental market.
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.