Section 8 Fair Market Rent (FMR) for ZIP 84017 - 2027

Location: Summit County, UT | Metro: Ogden, UT MSA

Investment Score for ZIP 84017

Monthly Rent (2BR)

$1,970

Median Price (2BR)

$608,147

1% Rule

0.32%

Annual Yield

3.89%

Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)

FY 2027 Fair Market Rent Rates

Unit Size	Monthly FMR
Studio	$1,600
1 Bedroom	$1,700
2 Bedrooms	$1,970
3 Bedrooms	$2,670
4 Bedrooms	$3,150
5 Bedrooms	$3,654
6 Bedrooms	$4,092
7 Bedrooms	$4,419
8 Bedrooms	$4,640

Investment Analysis by Bedroom Size

Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)

Bedrooms	Monthly FMR	Median Price	1% Rule	Grade
2BR	$1,970	$608,147	0.32%	F
3BR	$2,670	$765,647	0.35%	F

Demographics & Housing Statistics

U.S. Census Bureau data (2024)

Population

4,417

Median Household Income

$95,900

Housing Units

2,231

Renter Percentage

23.0%

Occupancy Rate

66.3%

Renter Occupied

341

The real estate market in Coalville, UT (ZIP 84017) is characterized by a robust median home value of $706,016. This figure is indicative of a stable and potentially appreciating housing market. The fact that only 0.2% of listings have been reduced suggests that sellers maintain significant pricing power, as buyers continue to meet asking prices without substantial concessions. The median days on market (DOM) being listed as N/A could imply either very quick sales or an unusually low number of listings, both of which would support the notion of strong demand.

On the rental side, the Fair Market Rent (FMR) for ZIP 84017 in fiscal year 2024 is set at $1480, while the current market rent, according to Census ACS data, stands at $1381. This gap signals potential growth in rental income for property owners, as the market adjusts to meet or exceed the FMR. Landlords and small-portfolio investors can expect to see gradual increases in rental rates, aligning with the FMR target.

For long-term investors, the setup in Coalville suggests a realistic appreciation thesis based on the following factors:

Economic Stability: A median home value well above the national average indicates a healthy local economy capable of supporting higher property values.
Rental Market Dynamics: The trend towards higher rents aligns with broader economic recovery and inflationary pressures, providing a solid foundation for rental income growth.
Supply and Demand: With minimal price reductions and quick sales, the supply-demand balance favors property owners, allowing them to maintain or increase their equity over time.

However, it's important to note that while these factors point towards positive outcomes, they do not guarantee future appreciation. Investors must remain vigilant to local economic shifts and housing trends. The current data implies a favorable environment for holding properties, but prudent management and adaptation to changing conditions will be key to sustained success.

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.