Section 8 Fair Market Rent (FMR) for ZIP 91739 - 2027

Investment Score for ZIP 91739

Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)

FY 2027 Fair Market Rent Rates

Unit Size	Monthly FMR
Studio	$2,210
1 Bedroom	$2,350
2 Bedrooms	$2,900
3 Bedrooms	$3,820
4 Bedrooms	$4,600
5 Bedrooms	$5,336
6 Bedrooms	$5,976
7 Bedrooms	$6,454
8 Bedrooms	$6,777

Investment Analysis by Bedroom Size

Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)

Bedrooms	Monthly FMR	Median Price	1% Rule	Grade
2BR	$2,900	$551,118	0.53%	F
3BR	$3,820	$685,543	0.56%	F
4BR	$4,600	$1,023,801	0.45%	F
5BR	$5,336	$1,209,708	0.44%	F

Demographics & Housing Statistics

U.S. Census Bureau data (2024)

### Market Analysis for ZIP Code 91739 (Rancho Cucamonga, CA) #### Section 8 Voucher Dynamics The Fair Market Rent (FMR) for ZIP code 91739, as set by HUD for 2026, is as follows: - 0BR: $2340 - 1BR: $2450 - 2BR: $3040 (which represents 25.5% of the median household income) - 3BR: $4020 - 4BR: $4850 These figures represent the maximum rent that a Section 8 voucher holder can pay based on the size of their unit. However, it is important to note that these FMRs are significantly lower than the actual market rents in Rancho Cucamonga. For instance, the Zillow median price for a 2BR unit is $569,470, which translates into a monthly mortgage payment of approximately $2,350 assuming a 30-year fixed-rate mortgage at 4.5%. This does not include property taxes, insurance, and maintenance costs, which would further increase the total cost. Given the high market rents, voucher holders face significant constraints. The FMR for a 2BR unit is only $3040, whereas the average market rent is likely much higher. This means that voucher holders have limited options when it comes to finding affordable housing, particularly in a competitive market like Rancho Cucamonga. #### Affordability & Renter Profile ZIP code 91739 has a population of 41,673, with 27.7% of residents being renters. The occupancy rate stands at 95.8%, indicating a robust demand for rental properties. Given the median household income of $143,265, it is clear that the majority of residents are financially stable and can afford higher rents. However, the 27.7% who are renters might struggle to find affordable housing, especially those relying on Section 8 vouchers. The price-to-FMR ratio for a 2BR unit is 15.6x, which is extremely high. This suggests that the market is very tight and there is a significant gap between what voucher holders can afford and what landlords are willing to accept. This tight market condition makes it challenging for low-income renters to find suitable accommodation, leading to potential issues such as overcrowding and long waitlists for affordable units. #### Investor Angle From an investor's perspective, the ZIP code 91739 presents a mixed picture. The FMRs are relatively low compared to the actual market rents, which means that properties rented out under Section 8 could be cash-flow negative if they are priced according to market rates. For example, a 2BR unit with a Zillow median price of $569,470 would likely command a market rent well above the FMR of $3040. However, the high occupancy rate and strong demand for rental properties indicate that there is still potential for profitability. Investors should focus on properties that can be rented out at or slightly below market rates but still within the FMR limits. This will ensure that the properties remain attractive to voucher holders while also providing a reasonable return on investment. The investment grade for this ZIP code would be moderate to low due to the high price-to-FMR ratio. Investors should carefully consider the financial implications of renting out properties at FMR levels, especially given the high median home values and the potential for higher market rents. #### Specific Actionable Insights 1. **Target Lower-Rent Properties**: Focus on acquiring properties that are priced closer to the FMR levels. For instance, a 2BR unit priced at around $3040 per month would be more attractive to voucher holders and could potentially provide a better return on investment. 2. **Consider Smaller Units**: Given the high price-to-FMR ratio, smaller units (like 0BR or 1BR) might be more feasible for Section 8 tenants. These units typically have lower FMRs and could be rented out at a price that is both affordable for voucher holders and profitable for investors. 3. **Utilize Government Programs**: Explore other government programs that might subsidize rents beyond just Section 8 vouchers. For example, the Low-Income Housing Tax Credit (LIHTC) program could provide additional incentives for investing in affordable housing. #### Bottom Line For Section 8-focused investors, the recommendation for ZIP code 91739 is to **Skip**. The high price-to-FMR ratio and the tight market conditions make it difficult to find properties that can be rented out profitably while still adhering to FMR guidelines. Investors might find better opportunities in areas with lower market rents and a more favorable price-to-FMR ratio. If you must invest in this area, consider targeting smaller units or exploring additional government subsidies to improve the financial viability of your investments.

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.