Location: Ashtabula County, OH | Metro: Cleveland, OH 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 | $740 |
| 1 Bedroom | $840 |
| 2 Bedrooms | $1,030 |
| 3 Bedrooms | $1,300 |
| 4 Bedrooms | $1,430 |
| 5 Bedrooms | $1,659 |
| 6 Bedrooms | $1,858 |
| 7 Bedrooms | $2,007 |
| 8 Bedrooms | $2,107 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,030 | $288,345 | 0.36% | F |
| 3BR | $1,300 | $289,222 | 0.45% | F |
| 4BR | $1,430 | $362,105 | 0.39% | F |
U.S. Census Bureau data (2024)
The economics of Section 8 in ZIP code 44099, which encompasses Windsor, Ohio, in Ashtabula County, revolve around the SAFMR (Small Area Fair Market Rent) rates established by the U.S. Department of Housing and Urban Development (HUD). For fiscal year 2024, the SAFMR for a two-bedroom apartment in this specific ZIP code is set at $960. This figure represents the maximum amount that HUD will reimburse landlords for participating in the Section 8 Housing Choice Voucher program.
To understand how this works for landlords, consider the following breakdown. A tenant's portion of the rent is typically based on their income, but it cannot exceed 40% of their adjusted monthly income. If the tenant's income is such that they can contribute up to 40%, then the remaining portion is covered by the voucher. However, if the tenant’s contribution is less than 40%, the voucher makes up the difference to ensure the total rental payment does not exceed $960.
In addition to the base rent, the Section 8 program also includes utility allowances. These allowances vary but are designed to cover reasonable costs for electricity, gas, water, and sewer. The utility allowance is added to the tenant's contribution and the voucher reimbursement to reach the total rent amount. It's important to note that the utility allowance does not increase the overall SAFMR; it simply ensures that tenants can afford basic utilities without exceeding the $960 limit.
Given that the local market rent for ZIP 44099 is currently unavailable, it's crucial to compare the SAFMR rate to the general housing market trends in the area. Landlords should be aware that the SAFMR rate is specifically tailored to reflect the average market conditions of this ZIP code, making it a reliable benchmark for setting rents within the program.
When calculating the reimbursement gap or surplus, landlords must consider the actual rent they charge versus the SAFMR rate. If a landlord sets the rent above $960, they will need to absorb the difference between the SAFMR and the actual rent charged. Conversely, if the rent is below $960, the landlord receives the full amount plus any utility allowance, resulting in a surplus. For a two-bedroom unit priced at $960, there would be no reimbursement gap or surplus if the landlord charges exactly this amount. However, if the market rent were higher, say $1,000, the landlord would face a reimbursement gap of $40 per month, assuming the tenant contributes their maximum allowed share.
In summary: In ZIP 44099, landlords participating in the Section 8 program receive a maximum reimbursement of $960 for a two-bedroom unit. This includes the tenant's contribution and any applicable utility allowances. With the local market rent being unavailable, landlords must carefully assess their rent pricing to avoid financial gaps or surpluses.
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.