Location: Custer County, ID | Metro: Custer County, ID
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 | $960 |
| 1 Bedroom | $1,000 |
| 2 Bedrooms | $1,170 |
| 3 Bedrooms | $1,610 |
| 4 Bedrooms | $1,910 |
| 5 Bedrooms | $2,216 |
| 6 Bedrooms | $2,482 |
| 7 Bedrooms | $2,681 |
| 8 Bedrooms | $2,815 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,170 | $770,309 | 0.15% | F |
| 3BR | $1,610 | $933,629 | 0.17% | F |
| 4BR | $1,910 | $1,177,076 | 0.16% | F |
U.S. Census Bureau data (2024)
ZIP 83278, located in Stanley, ID, within the Custer County area and part of the broader Idaho metro region, presents unique opportunities for inclusion in a Section 8 portfolio strategy. Given the available data, this ZIP code stands out as an appreciation play rather than a cash-flow anchor or a diversifier.
The median home value in ZIP 83278 is reported at $792,653, indicating a relatively high-end residential market. However, the lack of specific market rental rates and the absence of a defined price-cut share or days on market (DOM) data suggest that this area may not be experiencing typical market fluctuations seen in more urbanized regions. This implies stability in property values, which is favorable for long-term appreciation.
A key factor supporting the appreciation play classification is the Federal Market Rent (FMR) for the Idaho metro area, set at $1,290 for fiscal year 2026. Although the exact market rental rate for ZIP 83278 is not provided, the high median home value suggests that actual rents could exceed the FMR, potentially allowing landlords to benefit from higher-than-average rental payments once the initial Section 8 contract period concludes and market rates can be charged.
The renter share of 0.8% and median income of $81,602 indicate a predominantly owner-occupied community with residents having a strong financial capacity. This characteristic supports the idea that property values will appreciate over time, driven by the economic strength of the local population and their preference for homeownership.
Including ZIP 83278 in a Section 8 portfolio would serve as an appreciation play due to the high median home value and stable economic indicators. Landlords should expect initial cash flows to align closely with the FMR but anticipate potential increases in rental income as properties transition to market rates post-contract.
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.