Location: Ness County, KS | Metro: Ness County, KS
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 | $800 |
| 1 Bedroom | $830 |
| 2 Bedrooms | $1,090 |
| 3 Bedrooms | $1,430 |
| 4 Bedrooms | $1,430 |
| 5 Bedrooms | $1,659 |
| 6 Bedrooms | $1,858 |
| 7 Bedrooms | $2,007 |
| 8 Bedrooms | $2,107 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,090 | $80,609 | 1.35% | A |
| 3BR | $1,430 | $160,864 | 0.89% | C |
| 4BR | $1,430 | $196,141 | 0.73% | D |
U.S. Census Bureau data (2024)
The median income in Ness City, Kansas, which falls under ZIP code 67560, stands at $68,654. The market rate for rent, according to Census ACS data, is $638 per month. This suggests that while the average household can cover the market rent, it represents a significant portion of their overall income. To put this into perspective, the monthly rent of $638 amounts to approximately 11% of the median annual income, indicating a tight budget for most households.
In comparison, the Fair Market Rent (FMR) standard set for voucher payments in the metro area for fiscal year 2026 is $900. This means that voucher holders can potentially offer a higher rental payment than the market rate, benefiting landlords who accept vouchers. However, it also highlights an affordability gap for non-voucher tenants, as the $900 voucher payment is nearly 50% higher than the current market rate.
Ness City has a relatively low percentage of renters at 19.6%, with a total population of 1,336. This indicates a smaller pool of potential tenants, which could lead to increased competition among landlords for available renters. Given the affordability gap, landlords might find themselves with fewer options if they exclusively seek cash-paying tenants, as many local households may struggle to meet even the lower market rates.
The takeaway for landlords considering voucher versus cash-pay strategies is clear: accepting vouchers can provide a more stable and higher rental income compared to relying solely on market-rate tenants. Vouchers can help mitigate the risk associated with the limited number of renters and ensure a consistent flow of revenue. Landlords should weigh the administrative complexity of managing voucher properties against the benefits of guaranteed, higher rent payments.
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.