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 | $1,970 |
| 1 Bedroom | $2,200 |
| 2 Bedrooms | $2,710 |
| 3 Bedrooms | $3,440 |
| 4 Bedrooms | $3,850 |
| 5 Bedrooms | $4,466 |
| 6 Bedrooms | $5,002 |
| 7 Bedrooms | $5,402 |
| 8 Bedrooms | $5,672 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $2,200 | $352,930 | 0.62% | D |
| 2BR | $2,710 | $561,114 | 0.48% | F |
| 3BR | $3,440 | $733,912 | 0.47% | F |
| 4BR | $3,850 | $861,920 | 0.45% | F |
| 5BR | $4,466 | $981,158 | 0.46% | F |
U.S. Census Bureau data (2024)
The real estate landscape in Castaic, California (ZIP 91384), suggests a robust market for both homeowners and small-portfolio investors. With a median home value at $805,405, the area maintains a high-end property standard. Only 0.2% of listings have seen price reductions, indicating that sellers hold strong pricing power. This low rate of price reduction signals a stable demand for homes, which supports maintaining current price levels without significant concessions.
The median days on market (DOM) stands at 31 days, suggesting that homes are selling relatively quickly. A short DOM period often correlates with a competitive buyer's market where homes are snapped up before they can linger on the market, potentially driving up prices further as buyers compete for limited inventory.
On the rental side, the Fair Market Rent (FMR) for ZIP 91384 in fiscal year 2024 is projected at $2,870. However, the current market rent based on Census ACS data is approximately $1,745. This significant gap between FMR and actual market rent points towards an upward pressure on rents. Landlords and investors can expect to see steady increases in rental income, especially if they align their rental offerings with the higher FMR standards.
For long-term investors, the setup implies a realistic appreciation thesis. The combination of high median home values, quick sales, and increasing rental rates all point to a market that is likely to sustain its value and potentially appreciate over the next 12-24 months. The underlying factors supporting this include a strong local economy, desirable living conditions, and limited supply of homes, which collectively bolster the housing market's resilience against downturns.
In conclusion, the data paints a picture of a market where homeowners and investors can maintain confidence in their asset values. The pricing power held by sellers and the potential for rental growth offer compelling reasons to consider long-term investments in Castaic. However, it is crucial to remain vigilant for any shifts in economic indicators or policy changes that could affect the local real estate environment.
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.