Location: Sanders County, MT | Metro: Mineral County, MT 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 | $1,000 |
| 1 Bedroom | $1,200 |
| 2 Bedrooms | $1,440 |
| 3 Bedrooms | $1,740 |
| 4 Bedrooms | $1,970 |
| 5 Bedrooms | $2,285 |
| 6 Bedrooms | $2,559 |
| 7 Bedrooms | $2,764 |
| 8 Bedrooms | $2,902 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,440 | $407,911 | 0.35% | F |
| 3BR | $1,740 | $468,980 | 0.37% | F |
U.S. Census Bureau data (2024)
ZIP code 59866, located in Saint Regis, MT within the Sanders County, MT metro area, presents a unique profile when compared against typical ZIP codes in the region. The Fair Market Rent (FMR) for ZIP 59866 is set at $1,440 for fiscal year 2026, which is notably higher than the current market rent of $888. This suggests that there is potential for rental price increases to align with the FMR, making it an attractive area for landlords looking to capitalize on government-subsidized rents.
The median home value in ZIP 59866 stands at $386,570, which is above average for the county. However, the renter share of the population is relatively high at 18.1%, indicating a significant portion of residents who rely on rental housing. This combination of a high renter share with above-average home values points towards ZIP 59866 being a mid-tier neighborhood within the Sanders County, MT metro. It is neither the most affordable nor the most expensive sub-market but offers a balanced opportunity for both investment and rental income growth.
The divergence between the FMR and the current market rent could be seen as a positive indicator for landlords, as it suggests room for rental price adjustments upwards. This dynamic, along with the substantial renter share, makes ZIP 59866 a noteworthy consideration for those interested in Section 8 properties. The higher-than-average home values also imply a stable and potentially appreciating real estate market, which can benefit both landlords and small-portfolio investors over time.
In summary, ZIP 59866 in Saint Regis, MT, is positioned as a mid-tier neighborhood within the Sanders County, MT metro, offering a blend of opportunities for rental income and property investment without the risks associated with either the lowest or highest value sub-markets.
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.