Location: St. Clair County, MO | Metro: Cedar County, MO
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 | $710 |
| 1 Bedroom | $740 |
| 2 Bedrooms | $960 |
| 3 Bedrooms | $1,320 |
| 4 Bedrooms | $1,440 |
| 5 Bedrooms | $1,670 |
| 6 Bedrooms | $1,870 |
| 7 Bedrooms | $2,020 |
| 8 Bedrooms | $2,121 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,320 | $244,457 | 0.54% | F |
U.S. Census Bureau data (2024)
The Fair Market Rent (FMR) for ZIP code 65785, as set by the U.S. Department of Housing and Urban Development for metro fiscal year 2026, is $890. This figure represents the payment standard for Section 8 housing vouchers in your area. It's important to note that this does not directly dictate the rent you can charge, but it does influence the maximum amount a voucher holder can receive.
To put this into perspective, the average rent in ZIP 65785 is $767 according to recent Census Bureau data. The FMR being higher at $890 suggests there is potential for landlords to receive higher subsidies than the typical market rent, which could be beneficial if you're looking to cover higher costs associated with maintaining a property.
The rental share in this ZIP code is 22.3%, indicating that a significant portion of residents are renters. This percentage translates to a steady demand for rental properties, especially those that qualify under Section 8 programs. Given this demand, acquiring a property for around $251,370 could be a sound investment, as it aligns with the median home value in the area, offering a realistic starting point for a landlord entering the market.
Before making a final decision on whether to participate in Section 8 with a property in ZIP 65785, verify that the property meets all HUD’s Housing Quality Standards (HQS). These standards ensure that the rental unit is safe, decent, and sanitary, and they must be met for the property to be approved for the program. This step is crucial because failing to meet HQS could result in disqualification and loss of potential income.
In summary, the FMR of $890 provides a benchmark for subsidy payments, which is higher than the average rent of $767. With 22.3% of the population renting, there is a reliable tenant pool, and an acquisition cost of about $251,370 is reasonable given the median home values. Ensure your property complies with HUD’s HQS to secure participation in the Section 8 program.
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.