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 | $1,500 |
| 1 Bedroom | $1,630 |
| 2 Bedrooms | $1,850 |
| 3 Bedrooms | $2,420 |
| 4 Bedrooms | $2,890 |
| 5 Bedrooms | $3,352 |
| 6 Bedrooms | $3,754 |
| 7 Bedrooms | $4,054 |
| 8 Bedrooms | $4,257 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,850 | $481,067 | 0.38% | F |
| 3BR | $2,420 | $563,838 | 0.43% | F |
| 4BR | $2,890 | $702,570 | 0.41% | F |
| 5BR | $3,352 | $865,630 | 0.39% | F |
U.S. Census Bureau data (2024)
The economics of Section 8 in ZIP code 66209, located in Leawood, Kansas, within Johnson County, are defined by the SAFMR (Small Area Fair Market Rent) which is set specifically for this ZIP code. For a two-bedroom apartment in FY 2024, the SAFMR is $1490. This figure represents the maximum amount that the Housing Choice Voucher program will pay for rent in this area. In comparison, the local market rent for a similar unit is slightly higher at $1,577, according to the Census ACS.
A landlord participating in the Section 8 program should understand that the total payment they receive includes both the tenant's contribution and the utility allowance. The tenant's portion of the rent is typically 30% of their adjusted income. If we assume an average adjusted income of $2,000 per month, the tenant would contribute approximately $600 towards the rent. Additionally, there is a utility allowance which varies but can be estimated around $300 for a two-bedroom apartment.
This means that the total reimbursement a landlord might expect under the Section 8 program for a two-bedroom unit would be the sum of the SAFMR ($1490), the tenant's contribution ($600), and the utility allowance ($300). Therefore, the landlord could potentially receive up to $2,390 per month for a two-bedroom apartment. However, it's important to note that the actual amount received can vary depending on the specific income of the tenant and any changes in utility costs.
To illustrate, if the local market rent for a two-bedroom unit is $1,577 and the SAFMR is $1490, the landlord would still be reimbursed $1490 by the government, plus the tenant's $600 contribution, and the $300 utility allowance, totaling $2,390. This results in a surplus for the landlord, as the combined reimbursement exceeds the local market rent by $813.
In summary, for ZIP 66209, the Section 8 reimbursement structure provides a clear financial benefit to landlords, with the potential to exceed the local market rent significantly. This makes participating in the program financially viable and attractive for landlords and small-portfolio investors looking to rent out two-bedroom units.
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.