Location: Santa Cruz County, AZ | Metro: Sierra Vista-Douglas, AZ 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 | $1,000 |
| 1 Bedroom | $1,150 |
| 2 Bedrooms | $1,410 |
| 3 Bedrooms | $1,960 |
| 4 Bedrooms | $2,230 |
| 5 Bedrooms | $2,587 |
| 6 Bedrooms | $2,897 |
| 7 Bedrooms | $3,129 |
| 8 Bedrooms | $3,285 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,960 | $532,454 | 0.37% | F |
U.S. Census Bureau data (2024)
The ZIP code 85611 has a population of 1,454 residents, with only 10.4% being renters. This indicates that it is primarily a homeowner-dominated area rather than a renter-heavy market. The median household income in this ZIP is $91,458, which places it in a higher income bracket compared to many areas.
Given the lack of specific market rent data, we can infer that typical rental prices would likely be on par with the Fair Market Rent (FMR) figures provided. For fiscal year 2024, the FMR for ZIP 85611 is set at $1,320. Using the median income figure, we can calculate that the typical rent consumes approximately 17.3% of the average monthly income, assuming no other income sources. This is derived from dividing the annual median income by 12 months and then calculating the percentage of the monthly income that $1,320 represents.
To put this into perspective, if the median household income is $91,458 per year, the monthly income would be about $7,621. A rent of $1,320 would therefore represent 17.3% of this monthly income. This percentage suggests that while rent is a significant portion of income, it is still manageable for most households given the relatively high median income level.
The scarcity of renters in this area implies that there is less demand for housing vouchers, which typically support lower-income individuals. As such, landlords in ZIP 85611 should not expect a large influx of tenants relying solely on Section 8 vouchers. Instead, they should anticipate a tenant pool composed mainly of individuals who can afford market rates, possibly supplemented by some who might use a combination of vouchers and personal funds to meet the higher rent costs associated with this ZIP code.
In summary, ZIP 85611 is not a prime location for landlords focusing exclusively on Section 8 tenants due to the low percentage of renters and the higher median income levels. Landlords should prepare for a tenant base that can handle rents closer to the FMR of $1,320, with a smaller segment potentially seeking assistance through housing vouchers.
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.