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 | $2,410 |
| 1 Bedroom | $2,690 |
| 2 Bedrooms | $3,320 |
| 3 Bedrooms | $4,220 |
| 4 Bedrooms | $4,720 |
| 5 Bedrooms | $5,475 |
| 6 Bedrooms | $6,132 |
| 7 Bedrooms | $6,623 |
| 8 Bedrooms | $6,954 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $3,320 | $1,169,525 | 0.28% | F |
U.S. Census Bureau data (2024)
The real estate landscape in ZIP 91210, Glendale, CA, suggests a robust market with strong pricing power for the next 12-24 months. The median home value stands at $1,157,563, indicating a high-value area where demand remains consistent. Despite the lack of specific percentages on listings that have been reduced and the median days on market (DOM), the stability in median home values points to a resilient housing market. Landlords and small-portfolio investors can expect to maintain their pricing levels without significant downward pressure.
On the rental side, the Federal Market Rent (FMR) for ZIP 91210 in fiscal year 2024 is set at $3,820, whereas the Zillow Observed Rental Index (ZORI) currently sits at $6,400. This substantial gap between government estimates and actual market rates signals a healthy rental market. Investors can leverage this difference to maximize returns on investment properties. However, it also highlights the potential for regulatory scrutiny or policy changes aimed at reducing rent disparities, which could affect long-term rental income.
For long-hold investors, the setup in ZIP 91210 supports a realistic appreciation thesis. The sustained high median home values and the significant premium on rental rates suggest that property values will likely continue to grow. The market's ability to support higher rents indicates underlying economic strength and a willingness among tenants to pay more for housing, which translates into increased property values over time. As such, holding onto properties in this ZIP code is a sound strategy for capital appreciation, assuming no major shifts in local economic conditions or housing policies.
In summary, the current data points to a market with strong pricing power for both sales and rentals. Investors should be prepared to capitalize on the high demand for housing in Glendale, CA, while keeping an eye on any emerging trends or policy changes that could impact the rental market. The disparity between FMR and ZORI provides a clear indication of the rental market's health, supporting the case for continued growth in property values and rental income.
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.