Location: Mercer County, OH | Metro: Darke County, OH
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 | $760 |
| 1 Bedroom | $800 |
| 2 Bedrooms | $1,000 |
| 3 Bedrooms | $1,250 |
| 4 Bedrooms | $1,390 |
| 5 Bedrooms | $1,612 |
| 6 Bedrooms | $1,805 |
| 7 Bedrooms | $1,949 |
| 8 Bedrooms | $2,046 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,250 | $443,794 | 0.28% | F |
| 4BR | $1,390 | $493,054 | 0.28% | F |
U.S. Census Bureau data (2024)
The ZIP code 45860 presents a market characterized by a distinct balance between affordability and stability, as evidenced by its Fair Market Rent (FMR) of $970 for the fiscal year 2026. This figure, established by HUD, indicates the rental market's baseline for affordability, particularly for those participating in the Section 8 program. The absence of recent market rent data suggests a lack of significant fluctuations, implying that the local rental market closely aligns with federal guidelines.
A median home value of $421,218 reflects a stable real estate environment, likely indicating a middle-class community with a mix of owner-occupied homes and rentals. The 8.5% renter share is notably low, suggesting that homeownership is prevalent. However, this also implies that there could be increasing long-term housing pressures as the area matures and becomes more attractive, potentially driving up both rents and home values.
The dynamics of 45860 suggest a market where demand is currently well-matched with supply, given the alignment of FMR and the lack of substantial market rent deviations. However, the relatively low renter share may hint at future shifts, as areas with growing appeal often see an increase in renters as they seek affordable options in a rising market. Landlords and small-portfolio investors should monitor trends in housing demand and consider the potential for changes in the renter population as the area develops further.
In summary, ZIP 45860 is a market in transition, marked by stable prices and a strong preference for homeownership. As the area continues to evolve, it is poised to become increasingly attractive, which could shift the balance towards higher housing pressures and a greater demand for rental properties.
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.