Location: Lincoln County, NE | Metro: Frontier County, NE
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 | $760 |
| 1 Bedroom | $800 |
| 2 Bedrooms | $1,050 |
| 3 Bedrooms | $1,440 |
| 4 Bedrooms | $1,470 |
| 5 Bedrooms | $1,705 |
| 6 Bedrooms | $1,910 |
| 7 Bedrooms | $2,063 |
| 8 Bedrooms | $2,166 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,050 | $88,132 | 1.19% | B |
| 3BR | $1,440 | $158,920 | 0.91% | C |
U.S. Census Bureau data (2024)
The ZIP code 69025, located in Curtis, Nebraska, presents a market in motion, characterized by a clear distinction between federal market rent (FMR) and actual market rents. The FMR set at $1,020 for the fiscal year 2026 contrasts sharply with the current market rent of $595, as reported by the Census ACS. This disparity suggests that the federal benchmark is significantly higher than what local tenants are paying, indicating a potential gap in subsidies or a market where demand is lower relative to the federal expectations.
The median home value in the area stands at $147,076. While this figure alone doesn't provide a complete picture of the housing market dynamics, it can be used alongside other indicators to understand the overall economic landscape of the area. The lack of data on price-cut shares and days on market (DOM) makes it challenging to assess the exact balance between supply and demand, but the low market rent compared to FMR hints at an environment where supply might outpace demand, allowing landlords to offer competitive pricing.
A notable statistic is the 38.9% share of renters in the population. This high percentage of renters suggests ongoing long-term housing pressure, as a significant portion of the residents are not homeowners. For landlords and small-portfolio investors, this implies a steady demand for rental properties, making it a potentially stable investment area. However, the high renter share also indicates that a large segment of the population may be sensitive to economic changes, which could impact their ability to pay rent and influence the market's stability.
In summary, ZIP 69025 presents a market where the federal and actual rental prices diverge, suggesting a possible oversupply of rental units. The high percentage of renters points towards sustained demand but also highlights the vulnerability of the tenant base to economic fluctuations. These dynamics create a scenario where careful management and strategic investment are key for success in this market.
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.