Location: Portland-Vancouver-Hillsboro, OR | Metro: Portland-Vancouver-Hillsboro, OR-WA 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 | $1,450 |
| 1 Bedroom | $1,550 |
| 2 Bedrooms | $1,780 |
| 3 Bedrooms | $2,420 |
| 4 Bedrooms | $2,910 |
| 5 Bedrooms | $3,376 |
| 6 Bedrooms | $3,781 |
| 7 Bedrooms | $4,083 |
| 8 Bedrooms | $4,287 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,550 | $311,851 | 0.5% | F |
| 2BR | $1,780 | $390,170 | 0.46% | F |
| 3BR | $2,420 | $485,143 | 0.5% | F |
| 4BR | $2,910 | $565,566 | 0.51% | F |
| 5BR | $3,376 | $683,122 | 0.49% | F |
U.S. Census Bureau data (2024)
ZIP code 98663, located in Vancouver, WA, falls within the broader Portland-Vancouver-Hillsboro, OR-WA Metropolitan Statistical Area (MSA). The Fair Market Rent (FMR) for ZIP 98663 is set at $1840 for fiscal year 2024, while the average market rent stands at $1,783. This indicates that the rental rates in 98663 are slightly above the market average, aligning closely with the FMR established by HUD.
The median home value in 98663 is $476,214, which is notably lower than many other ZIP codes within the Portland-Vancouver-Hillsboro MSA. This suggests that 98663 could be considered a value pocket relative to the higher-priced areas within the metro. However, it's important to note that even within this value pocket, there is still a significant presence of renters, with the renter share being 40.8%.
A high renter share combined with below-average home values can often signal an attractive area for Section 8 participants. In ZIP 98663, the renter share is relatively high, indicating a substantial demand for rental properties. Given the below-metro home values and the proximity to the established FMR, landlords and small-portfolio investors should find this ZIP code particularly appealing as it offers a balance between affordable home ownership and a robust rental market.
To further contextualize, the typical ZIP codes within the Portland-Vancouver-Hillsboro MSA generally have higher home values and potentially higher rents. However, the specific figures for ZIP 98663 indicate it is not competing on the premium end of the market but rather offering a more accessible option for both potential homeowners and renters.
Therefore, based on the provided data, ZIP 98663 appears to be a value pocket within the larger Portland-Vancouver-Hillsboro MSA. It presents an opportunity for landlords and investors looking to capitalize on a strong rental market with a high concentration of renters, all while maintaining relatively lower property costs compared to other areas in the metro.
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.