Location: Livingston County, IL | Metro: Livingston County, IL
| Unit Size | Monthly FMR |
|---|---|
| Studio | $780 |
| 1 Bedroom | $830 |
| 2 Bedrooms | $1,090 |
| 3 Bedrooms | $1,400 |
| 4 Bedrooms | $1,520 |
| 5 Bedrooms | $1,763 |
| 6 Bedrooms | $1,975 |
| 7 Bedrooms | $2,133 |
| 8 Bedrooms | $2,240 |
U.S. Census Bureau data (2024)
In ZIP code 60934, the economics of Section 8 housing can be analyzed using the latest figures available. The SAFMR (Section 8 Area Fair Market Rent) for a two-bedroom apartment in this ZIP code is set at $1,110 per month for fiscal year 2026. However, the local market rent, according to Census ACS data, is currently running at $963 for a similar unit.
A landlord participating in the Section 8 program should understand that the actual reimbursement received will depend on several factors. First, the voucher holder is responsible for paying 30% of their adjusted monthly income towards rent. Second, the government will cover the difference between the tenant's contribution and the SAFMR, but not exceeding the SAFMR limit. Additionally, there are utility allowances which vary based on the size of the unit and the location. For a two-bedroom apartment in ZIP 60934, the utility allowance is typically around $300 per month.
To walk through an example, let's assume a voucher holder has an adjusted monthly income of $1,000. Their share of the rent would be 30% of this amount, which equals $300. The government would then pay the difference between the SAFMR ($1,110) and the tenant's contribution ($300), coming to $810. This amount does not include the utility allowance, which the landlord can also receive. Therefore, the total reimbursement a landlord might expect is $1,110, combining both the rent and utility allowances.
The typical reimbursement gap or surplus in ZIP 60934 for a two-bedroom unit can be calculated by comparing the SAFMR to the local market rent. With the SAFMR at $1,110 and the local market rent at $963, landlords can expect a surplus of $147 per month before accounting for utilities. Including the utility allowance, the total surplus would be $447 per month. This surplus represents the additional income landlords receive over the current market rates when renting to a Section 8 tenant in this ZIP code.
Note that these calculations are based on the specific SAFMR set for ZIP 60934 and the local market conditions. Landlords should verify the exact SAFMR and market rent figures as they can change annually. Additionally, the utility allowance is subject to adjustment based on local energy costs and can impact the overall surplus or gap in reimbursement.
Data Sources: FMR data from HUD (2027). 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.