Location: Riverside-San Bernardino-Ontario, 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 | $2,400 |
| 1 Bedroom | $2,550 |
| 2 Bedrooms | $3,150 |
| 3 Bedrooms | $4,150 |
| 4 Bedrooms | $5,000 |
| 5 Bedrooms | $5,800 |
| 6 Bedrooms | $6,496 |
| 7 Bedrooms | $7,016 |
| 8 Bedrooms | $7,367 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $2,550 | $459,479 | 0.55% | F |
| 2BR | $3,150 | $555,313 | 0.57% | F |
| 3BR | $4,150 | $812,037 | 0.51% | F |
| 4BR | $5,000 | $1,064,383 | 0.47% | F |
| 5BR | $5,800 | $1,355,492 | 0.43% | F |
U.S. Census Bureau data (2024)
Chino Hills 91709 is characterized as a largely suburban, master-planned community known for its high quality of life and rolling hilltop scenery. The city consistently ranks as one of the safest places to live in California, featuring extensive parklands like the Chino Hills State Park which borders the area. Economic stability is underpinned by a mix of retail and healthcare services, with the Chino Valley Medical Center serving as a significant local institution and employer. This family-oriented environment maintains a quiet residential atmosphere with well-maintained infrastructure.
From a numerical standpoint, the 2-bedroom Fair Market Rate (FMR) for FY2026 is set at $3,300, while current market rents (Zillow ZORI) sit at $3,140. This creates a positive gap of $160 per month for voucher holders, allowing landlords to meet or exceed local market rates. The median home value in the area is $997,416, with a median 2BR sale price of $575,008. Properties move relatively quickly here, with a median of 40 days on market, suggesting that demand for housing remains robust despite high price points.
The tenant pool is solid, driven by a median household income of $126,350 and a renter share of 30.8%. While homeownership is dominant, the rental market is supported by families drawn to top-rated school districts within the Chino Valley Unified School District. The local amenities, such as the Shoppes at Chino Hills, provide retail and dining convenience, adding to the neighborhood’s desirability. Voucher demand here is likely to stem from working families seeking access to these specific educational and community advantages rather than transient populations.
The strongest investor angle in 91709 is long-term stability and asset appreciation. With market rents trailing the FY2026 FMR by $160, investors can secure guaranteed payments that slightly outperform the open market. However, the high median home value and relatively low renter share indicate that this is not a high-yield cash flow play. The prudent move is to target stability—leveraging the high income demographics and low vacancy turnover to preserve equity in a market where homes are valued just under $1 million.
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.