Location: Wexford County, MI | Metro: Benzie County, MI 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 | $1,030 |
| 1 Bedroom | $1,030 |
| 2 Bedrooms | $1,230 |
| 3 Bedrooms | $1,580 |
| 4 Bedrooms | $1,680 |
| 5 Bedrooms | $1,949 |
| 6 Bedrooms | $2,183 |
| 7 Bedrooms | $2,358 |
| 8 Bedrooms | $2,476 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,230 | $301,932 | 0.41% | F |
| 3BR | $1,580 | $369,291 | 0.43% | F |
U.S. Census Bureau data (2024)
The real estate landscape in Thompsonville, MI (ZIP 49683) is currently characterized by a median home value of $310,075. This figure, combined with the absence of any significant percentage of listings being reduced and the unreported median days on market (DOM), suggests that the housing market is stable. There is no indication of downward pressure on property values due to price reductions or prolonged listing periods. Landlords and small-portfolio investors can expect this stability to continue over the next 12-24 months, implying that they will retain considerable pricing power.
On the rental side, the Federal Market Rent (FMR) for the metro area in fiscal year 2026 is projected at $1,220, whereas the current market rent stands at $842 according to the Census American Community Survey (ACS). This discrepancy signals an upward trend in rental rates, likely driven by factors such as economic growth, population shifts, or changes in local policy. Investors should anticipate that rental income could rise closer to the FMR level, thereby enhancing their cash flow and investment returns.
For long-term investors, the setup in Thompsonville points towards a realistic appreciation thesis. The stable home values and potential for rising rents indicate that properties are likely to increase in value over time. However, the exact rate of appreciation cannot be determined solely from the given data. Investors must consider broader economic indicators, local job markets, and future development plans to gauge the precise trajectory of property value increases.
To summarize, the current market conditions in ZIP 49683 suggest a favorable environment for landlords and small-portfolio investors. They can maintain strong pricing power in a stable housing market while also benefiting from potentially increasing rental rates. Long-term appreciation remains a viable strategy, contingent upon ongoing economic and market factors.
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.