Location: Topeka, KS | Metro: Kansas City, MO-KS HUD Metro FMR Area
| Unit Size | Monthly FMR |
|---|---|
| Studio | $840 |
| 1 Bedroom | $890 |
| 2 Bedrooms | $1,140 |
| 3 Bedrooms | $1,520 |
| 4 Bedrooms | $1,540 |
| 5 Bedrooms | $1,786 |
| 6 Bedrooms | $2,000 |
| 7 Bedrooms | $2,160 |
| 8 Bedrooms | $2,268 |
U.S. Census Bureau data (2024)
The economics of Section 8 in ZIP code 66097, Winchester, KS, in Jefferson County, revolve around the Subsidized Average Fair Market Rent (SAFMR) and the local market rent. For a two-bedroom apartment, the SAFMR for FY 2024 is set at $1050. This rate is specific to this ZIP code, meaning it's tailored to reflect the rental costs within 66097. In contrast, the local market rent for a two-bedroom unit, according to Census ACS data, is $928.
Landlords participating in the Section 8 program receive a reimbursement based on the SAFMR, which covers the difference between the tenant’s contribution and the total rent. The tenant’s portion is typically 30% of their adjusted income, plus a standard utility allowance. If we assume an average adjusted income for a tenant in this area, let's say $1500 per month, their contribution would be $450 (30% of $1500), plus a utility allowance of approximately $100. Therefore, the total amount the tenant contributes is $550.
This means the voucher would pay the landlord the remaining balance to reach the SAFMR of $1050. In this case, the voucher would cover $500 ($1050 - $550). It's important to note that if the local market rent is below the SAFMR, landlords can still charge up to the SAFMR amount, ensuring they receive the full $1050 for a two-bedroom unit.
However, if the local market rent is above the SAFMR, tenants are responsible for paying the additional amount out-of-pocket. In ZIP 66097, since the local market rent is lower at $928, the landlord will not face any shortfall from the voucher payment. Instead, the landlord might see a slight surplus if the tenant’s portion plus the voucher equals more than the local market rent. In this scenario, the landlord would receive $1050 from the voucher program, while the local market rent is only $928, creating a surplus of $122 per month.
To summarize, landlords in ZIP 66097 can expect a reimbursement of $500 per month from the voucher program for a two-bedroom apartment, assuming the tenant's portion is $450 and the utility allowance is $100. Given the local market rent is lower at $928, there is a surplus of $122 per month for landlords who participate in the Section 8 program.
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.