Location: Kansas City, MO | Metro: Kansas City, MO-KS 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 | $1,290 |
| 1 Bedroom | $1,400 |
| 2 Bedrooms | $1,590 |
| 3 Bedrooms | $2,080 |
| 4 Bedrooms | $2,490 |
| 5 Bedrooms | $2,888 |
| 6 Bedrooms | $3,235 |
| 7 Bedrooms | $3,494 |
| 8 Bedrooms | $3,669 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,590 | $200,244 | 0.79% | D |
| 3BR | $2,080 | $276,305 | 0.75% | D |
| 4BR | $2,490 | $363,319 | 0.69% | D |
| 5BR | $2,888 | $469,782 | 0.61% | D |
U.S. Census Bureau data (2024)
The market in ZIP 64012, encompassing Belton, MO, exhibits a dynamic equilibrium that leans towards demand outpacing supply. The Fair Market Rent (FMR) for the area, set at $1,380 for fiscal year 2024, is notably lower than the actual market rent, which stands at $1,762 according to ZORI (Zillow Observed Rental Index). This discrepancy suggests that landlords can command higher rents than the government benchmark, indicating strong tenant interest and a robust rental market.
A further indication of this imbalance is the low price-cut share of 0.2%, which implies that very few properties are being discounted to attract buyers. Additionally, the days on market (DOM) for homes in this ZIP code is a mere 11 days, reflecting quick turnover and underscoring the eagerness of potential homeowners to secure listings. The median home value of $286,612 also points to a healthy pricing environment, where homes are selling close to their listed values without prolonged exposure on the market.
The 34.9% renter share in Belton provides insight into the long-term housing pressures faced by the community. A significant portion of residents choosing to rent over owning suggests ongoing challenges in homeownership accessibility. This high renter share could be attributed to factors such as affordability, lifestyle preferences, or the desire for flexibility among residents. For small-portfolio investors, this means a steady demand for rental properties, ensuring a consistent revenue stream.
In summary, the market in ZIP 64012 is characterized by a strong rental sector and a brisk sales market, indicative of a scenario where demand exceeds supply. Landlords and small-portfolio investors should find favorable conditions for both rental income generation and property appreciation, given the current dynamics.
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.