Location: Los Angeles-Long Beach-Glendale, CA | Metro: Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area
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 | $2,100 |
| 1 Bedroom | $2,340 |
| 2 Bedrooms | $2,890 |
| 3 Bedrooms | $3,670 |
| 4 Bedrooms | $4,100 |
| 5 Bedrooms | $4,756 |
| 6 Bedrooms | $5,327 |
| 7 Bedrooms | $5,753 |
| 8 Bedrooms | $6,041 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $2,890 | $707,536 | 0.41% | F |
| 3BR | $3,670 | $842,120 | 0.44% | F |
| 4BR | $4,100 | $1,061,632 | 0.39% | F |
| 5BR | $4,756 | $1,165,627 | 0.41% | F |
U.S. Census Bureau data (2024)
The real estate market in ZIP 90602, Whittier, CA, is poised to maintain strong pricing power over the next 12-24 months. The median home value stands at a robust $843,836, indicating that the area is well-established and commands a premium price point. Despite this high median value, only 0.1% of listings have seen reductions, suggesting that sellers are holding firm on their asking prices and buyers are willing to meet them. This low reduction rate signals a healthy seller's market where homes are likely to sell close to or above their asking price.
The median days on market (DOM) being listed as N/A suggests either an exceptionally quick turnover of properties or that the data set is too small to provide a reliable median. In either case, it implies that homes are selling rapidly once they hit the market, further reinforcing the idea that demand outstrips supply and supports strong pricing power.
On the rental side, the Fair Market Rent (FMR) for ZIP 90602 in fiscal year 2024 is projected to be $2310, while the current market rent (ZORI) stands at $2,269. This slight gap indicates a growing rental market, with potential increases in rental income for landlords. However, the modest difference also suggests that the rental market is stable and not experiencing rapid inflation, which could impact the attractiveness of short-term rental investments.
For long-hold investors, the setup implies a steady appreciation thesis rather than explosive growth. The combination of a high median home value and low listing reductions points to a market that will likely see gradual price increases over time, driven by consistent demand and limited supply. This stability makes Whittier an attractive location for those looking to hold onto properties for longer periods, expecting a steady increase in equity and rental income.
Investors should note that the current conditions favor those who can afford to purchase at the median value or higher, as the market shows little sign of weakening. Additionally, the rental market provides a solid secondary income stream that is expected to grow slightly but remain relatively stable, offering a reliable cash flow for those with long-term investment strategies.
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.