Location: Cumberland County, IL | Metro: Coles County, IL
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 | $680 |
| 1 Bedroom | $760 |
| 2 Bedrooms | $970 |
| 3 Bedrooms | $1,260 |
| 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 |
|---|---|---|---|---|
| 2BR | $970 | $100,245 | 0.97% | C |
| 3BR | $1,260 | $177,058 | 0.71% | D |
| 4BR | $1,390 | $233,912 | 0.59% | F |
| 5BR | $1,612 | $228,279 | 0.71% | D |
U.S. Census Bureau data (2024)
The Section 8 housing program in ZIP code 61920, located in Charleston, IL, within Coles County, operates under specific economic guidelines that directly impact landlords and small-portfolio investors. For fiscal year 2026, the SAFMR (Small Area Fair Market Rent) for a two-bedroom apartment in this ZIP code is set at $1,000. However, it's important to understand that the local market rent, as measured by ZORI (Zillow Observed Rent Index), is currently at $749.
A landlord might wonder how much they will receive when a tenant uses a Section 8 voucher. The reimbursement process involves the tenant paying a portion of their income towards rent, typically around 30%, and the government covering the rest up to the SAFMR limit. If we assume an average household income eligible for Section 8 assistance, the tenant would contribute approximately $300 towards rent, leaving the remaining amount to be covered by the voucher.
The voucher payment itself is calculated based on the SAFMR minus the tenant's contribution. In this case, that would be $1,000 - $300 = $700. Additionally, there are utility allowances which vary but can be estimated at around $200 per month for a two-bedroom unit. This brings the total monthly reimbursement to about $900.
Note that the SAFMR rate is specifically set for this ZIP code, meaning it reflects the local rental market conditions more accurately than a broader metro or county-level rate. Despite the SAFMR being higher, the actual reimbursement a landlord receives is contingent upon the tenant's income and the utility allowances.
In ZIP 61920, given the local market rent of $749, the typical reimbursement gap for a two-bedroom unit would be $151 per month. This means landlords may receive slightly more than the current market rent, creating a small surplus. However, this does not account for potential differences in individual tenant contributions or specific utility costs, which can affect the final reimbursement amount.
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.