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 | $1,600 |
| 1 Bedroom | $1,740 |
| 2 Bedrooms | $1,970 |
| 3 Bedrooms | $2,570 |
| 4 Bedrooms | $3,080 |
| 5 Bedrooms | $3,573 |
| 6 Bedrooms | $4,002 |
| 7 Bedrooms | $4,322 |
| 8 Bedrooms | $4,538 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,970 | $360,000 | 0.55% | F |
| 3BR | $2,570 | $469,934 | 0.55% | F |
| 4BR | $3,080 | $688,585 | 0.45% | F |
| 5BR | $3,573 | $832,312 | 0.43% | F |
U.S. Census Bureau data (2024)
ZIP code 66085, located in Stilwell, KS, falls within the Kansas City, MO-KS HUD Metro FMR Area. Its Fair Market Rent (FMR) for fiscal year 2024 is set at $1,890. This compares to the broader market rent of $1,525, indicating that the FMR is higher than what the average tenant might pay on the open market. The median home value in ZIP 66085 stands at $668,360, which is above the typical home value found in most areas within the Kansas City, MO-KS HUD Metro FMR Area. Additionally, the renter share is relatively high at 15.1%.
The FMR being higher than the market rent suggests that landlords in Stilwell can potentially benefit from Section 8 contracts, as they would receive a higher rental payment compared to the typical market rate. However, the elevated home values imply that Stilwell is not necessarily a lower-income area; it could be considered a mid-tier neighborhood or even a premium sub-market within the larger Kansas City metro.
The combination of a high renter share and above-average home values in Stilwell does not immediately suggest a classic Section 8 sweet spot, where high renter concentration typically coincides with lower property values. Instead, it indicates a location where there is a significant demand for rental housing, possibly due to its proximity to amenities or employment opportunities, but also where property values are competitive with other desirable parts of the metro area.
In conclusion, ZIP 66085 presents an interesting balance between being a favorable area for rental income through Section 8 contracts, given the discrepancy between FMR and market rent, and maintaining a position as a mid-tier to premium sub-market within the Kansas City, MO-KS HUD Metro FMR Area. Landlords and small-portfolio investors should consider the higher costs associated with property maintenance and management in such a market when evaluating potential returns.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). 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.