Location: Medford, OR | Metro: Medford, OR MSA
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 | $1,010 |
| 1 Bedroom | $1,170 |
| 2 Bedrooms | $1,450 |
| 3 Bedrooms | $2,010 |
| 4 Bedrooms | $2,400 |
| 5 Bedrooms | $2,784 |
| 6 Bedrooms | $3,118 |
| 7 Bedrooms | $3,367 |
| 8 Bedrooms | $3,535 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,170 | $386,336 | 0.3% | F |
| 2BR | $1,450 | $428,809 | 0.34% | F |
| 3BR | $2,010 | $460,131 | 0.44% | F |
| 4BR | $2,400 | $588,063 | 0.41% | F |
| 5BR | $2,784 | $665,230 | 0.42% | F |
U.S. Census Bureau data (2024)
The real estate market in ZIP 97524 (Eagle Point, OR) presents a nuanced picture that suggests cautious optimism for landlords and small-portfolio investors over the next 12-24 months. With a median home value of $470,336, the area remains attractive for those looking to invest in property. However, the fact that only 0.3% of listings have been reduced indicates a relatively stable market where sellers are holding firm on their prices, signaling strong seller confidence and potentially limited room for price increases.
The median days on market (DOM) of 63 days suggests a moderate pace of sales activity. This figure is neither alarmingly high nor unusually low, indicating a balanced market where properties are selling at reasonable rates but not quickly enough to suggest overheating conditions. The stability in listing reductions combined with a moderate DOM implies that the market is unlikely to experience significant shifts in pricing power in the near term.
On the rental side, the Federal Market Rent (FMR) for ZIP 97524 in fiscal year 2024 is set at $1,580. In contrast, the current market rent, according to Census ACS data, is $1,280. This gap between the FMR and the actual market rent signals an opportunity for landlords to gradually increase rents without risking vacancy. The higher FMR also suggests a potential for rental income growth, which can be a key factor in the overall investment strategy for long-term holders.
For long-hold investors, the setup in ZIP 97524 leans towards a realistic appreciation thesis rather than a speculative one. The stable median home value and modest DOM indicate a steady market that is likely to see gradual appreciation rather than sharp increases. The discrepancy between FMR and market rent provides a basis for sustained rental income growth, which can contribute to overall asset value appreciation when coupled with stable property values.
In summary, the market in ZIP 97524 offers a solid foundation for both property value stability and gradual rental income growth. Landlords and small-portfolio investors should focus on maintaining competitive rental prices and preparing for a market that will continue to evolve slowly but surely.
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.