Location: Sublette County, WY | Metro: Sublette County, WY
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 | $880 |
| 1 Bedroom | $890 |
| 2 Bedrooms | $1,160 |
| 3 Bedrooms | $1,610 |
| 4 Bedrooms | $1,920 |
| 5 Bedrooms | $2,227 |
| 6 Bedrooms | $2,494 |
| 7 Bedrooms | $2,694 |
| 8 Bedrooms | $2,829 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,160 | $345,268 | 0.34% | F |
| 3BR | $1,610 | $481,858 | 0.33% | F |
| 4BR | $1,920 | $641,071 | 0.3% | F |
U.S. Census Bureau data (2024)
In analyzing the real estate investment potential in ZIP 82941, Pinedale, WY, particularly focusing on Section 8 housing, several critical questions arise that any prudent investor would consider. These include whether the Fair Market Rent (FMR) of $1,090 for the metro area in fiscal year 2026 can sufficiently cover the mortgage on a home priced at $456,079; if the rental demand at 18.3% of the population is adequate; and whether voucher allocations will keep up with the market rents averaging around $1,362.
The first objection concerns the adequacy of the FMR to cover the mortgage payments on a property valued at $456,079. Assuming a typical down payment of 20%, the loan amount would be approximately $364,863.20. With an average interest rate of 5% over a 30-year term, the monthly mortgage payment would be roughly $1,900. At $1,090 per month, the FMR falls significantly short of covering the mortgage payment. However, it's important to note that this analysis assumes no additional income sources, such as from a secondary unit or from renting out additional space.
The second concern is the level of rental demand in Pinedale, indicated by the 18.3% of the population being renters. This percentage suggests a moderate demand for rental properties. However, the data does not provide a complete picture of the number of renters who qualify for Section 8 assistance or the vacancy rates for such units. To truly assess demand, one would need to delve into the specifics of how many units are currently occupied by Section 8 tenants and the waiting list lengths for those programs.
The final objection pertains to the ability of voucher allocations to keep pace with market rents. Given that the FMR is set at $1,090 but market rents average around $1,362, there is a noticeable gap of $272 per month. The data does not specify how often voucher amounts are adjusted or if there is a trend of increases that could potentially bridge this gap in the future. It is crucial to monitor local HUD announcements and budget adjustments to predict future trends accurately.
To conclude, while the data raises valid concerns regarding the financial viability of Section 8 investments in ZIP 82941, it also highlights the necessity for further research into local rental dynamics and the specifics of voucher program administration. Investors should consider these factors alongside broader economic indicators to make informed decisions.
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.