Location: Sanders County, MT | Metro: Sanders County, MT
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 | $1,040 |
| 1 Bedroom | $1,190 |
| 2 Bedrooms | $1,510 |
| 3 Bedrooms | $1,800 |
| 4 Bedrooms | $2,430 |
| 5 Bedrooms | $2,819 |
| 6 Bedrooms | $3,157 |
| 7 Bedrooms | $3,410 |
| 8 Bedrooms | $3,581 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,510 | $505,511 | 0.3% | F |
| 3BR | $1,800 | $651,812 | 0.28% | F |
U.S. Census Bureau data (2024)
Sanders County's ZIP code 59844, located in Heron, Montana, stands out due to its unique demographic and economic characteristics. With a total population of 712 residents, 25.3% of whom rent their homes, the median household income is reported at $43,417. The median home value in this area is notably high at $548,064, reflecting the strong real estate market despite the rural setting.
The voucher economics in ZIP 59844 are particularly interesting. The Fair Market Rent (FMR) for the metro area for fiscal year 2026 is set at $1,670, whereas the current market rent, based on Census American Community Survey (ACS) data, is $1,284. This discrepancy indicates that landlords participating in the Section 8 program could potentially receive higher rental payments compared to the local market rate, making it an attractive option for those looking to stabilize their rental income.
Based on the data signature, ZIP 59844 appears to be in a stable condition. The relatively high median home value suggests a steady demand for housing in the area, while the FMR exceeding the market rent provides a buffer for landlords. These factors combined indicate a low-risk environment for small-portfolio investors and landlords who wish to enter into the Section 8 program.
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.