Location: Bonner County, ID | Metro: Bonner 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 | $1,400 |
| 1 Bedroom | $1,410 |
| 2 Bedrooms | $1,840 |
| 3 Bedrooms | $2,550 |
| 4 Bedrooms | $3,040 |
| 5 Bedrooms | $3,526 |
| 6 Bedrooms | $3,949 |
| 7 Bedrooms | $4,265 |
| 8 Bedrooms | $4,478 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $2,550 | $501,939 | 0.51% | F |
U.S. Census Bureau data (2024)
The real estate landscape in ZIP code 83840 presents a nuanced scenario for landlords and small-portfolio investors. With a median home value set at $480,667, the area stands out as a moderate-priced market. However, the absence of percentage reductions in listings and the unspecified median days on market (DOM) suggest a stable market without significant volatility.
On the rental side, the Fair Market Rent (FMR) for the metro area in fiscal year 2026 is projected at $1,760. This figure contrasts with the current market rate of $1,642, based on Census ACS data. The anticipated increase in FMR signals potential upward pressure on rental rates, aligning with broader economic trends that favor growth in housing demand. Landlords can expect a gradual rise in rental income, providing a steady stream of cash flow for those willing to hold their properties long-term.
For long-hold investors, the setup implies a conservative appreciation thesis. Given the current stability in the market, with no immediate signs of significant price reductions or rapid turnover, it's reasonable to assume modest property value increases over the next 12 to 24 months. The market appears poised to maintain its trajectory rather than experience explosive growth. This suggests that while there may not be substantial capital gains in the short term, the combination of steady rental income and moderate property appreciation provides a solid foundation for investment returns.
Investors should remain vigilant to changes in the local economy and broader housing market trends. While the current data points to a stable environment, shifts in interest rates, employment levels, and supply-demand dynamics could alter the outlook. Engaging in proactive property management and maintaining a keen eye on market indicators will be crucial for navigating the evolving landscape effectively.
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.