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 | $2,460 |
| 1 Bedroom | $2,750 |
| 2 Bedrooms | $3,390 |
| 3 Bedrooms | $4,300 |
| 4 Bedrooms | $4,810 |
| 5 Bedrooms | $5,580 |
| 6 Bedrooms | $6,250 |
| 7 Bedrooms | $6,750 |
| 8 Bedrooms | $7,088 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $3,390 | $889,293 | 0.38% | F |
| 3BR | $4,300 | $1,010,539 | 0.43% | F |
| 4BR | $4,810 | $1,477,206 | 0.33% | F |
U.S. Census Bureau data (2024)
The ZIP code 91020, located in La Crescenta-Montrose, California, is characterized by a significant rental population, with 7,532 residents and 76.5% of them being renters. This indicates a strong demand for rental properties, which naturally includes a robust base of Section 8 tenants. The median household income in this area stands at $72,125, providing a clear benchmark against which rental costs can be evaluated.
The average market rent in ZIP 91020 is $2,819, which represents approximately 39% of the median household income when calculated annually. This percentage suggests that typical rents consume a substantial portion of local incomes, making affordable housing options such as Section 8 vouchers particularly attractive to many residents. For context, the Fair Market Rent (FMR) for the area, as determined by HUD for FY 2024, is also $2,820, aligning closely with the actual market rent and indicating that the rental market is fairly efficient in reflecting the federal standards.
In terms of tenant profiles, landlords in ZIP 91020 should anticipate a mix of low-income families and individuals who rely on Section 8 vouchers to secure housing. These tenants will likely be sensitive to any additional costs beyond the voucher amount, such as utilities or maintenance fees. Landlords should prepare to manage properties with an understanding of the needs and expectations of this demographic, ensuring compliance with HUD regulations and providing stable, affordable living conditions.
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.