Location: San Diego-Chula Vista-Carlsbad, CA | Metro: San Diego-Chula Vista-Carlsbad, CA MSA
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 | $2,010 |
| 1 Bedroom | $2,140 |
| 2 Bedrooms | $2,590 |
| 3 Bedrooms | $3,430 |
| 4 Bedrooms | $4,150 |
| 5 Bedrooms | $4,814 |
| 6 Bedrooms | $5,392 |
| 7 Bedrooms | $5,823 |
| 8 Bedrooms | $6,114 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $2,140 | $406,314 | 0.53% | F |
| 2BR | $2,590 | $603,109 | 0.43% | F |
| 3BR | $3,430 | $816,682 | 0.42% | F |
| 4BR | $4,150 | $957,679 | 0.43% | F |
| 5BR | $4,814 | $1,167,376 | 0.41% | F |
U.S. Census Bureau data (2024)
Chula Vista’s 91910 ZIP code centers on the dynamic downtown area and historic neighborhoods west of Interstate 805, offering a mix of established mid-century homes and increasing infill development. This district is pedestrian-friendly and anchored by civic institutions like the Chula Vista Civic Center complex, which serves as a major employment hub for administrative and municipal workers. The area features a distinct urban-suburban character with access to the Bayfront, where significant future development is planned, bolstering long-term interest in the broader vicinity.
Financially, the data presents a tight spread. The FY2026 Full FMR for a 2-bedroom unit is $2,780, while the current ZORI market rent sits at $2,532, creating a theoretical spread of $248. However, investors must note that the immediate HUD SAFMR for this ZIP is $2,510, which is actually $22 below current market rates. With a median home value of $831,998 and a median 2BR sales price of $602,268, entry costs are substantial. Homes here move relatively quickly, with a median days on market of 28, indicating competition despite the high price point.
Population metrics show a 50.0% renter share and a median household income of $90,222, suggesting a tenant base with solid earning potential that often competes directly with voucher holders. Families are drawn to the area for its established school district and proximity to retail corridors along Third Avenue. Transit connectivity is robust, with the Chula Vista Transit Center providing access to the San Diego Trolley and major bus lines, making the neighborhood accessible for car-free households and sustaining steady rental demand.
The Section 8 verdict here leans toward stability rather than aggressive immediate cashflow. Because the immediate SAFMR trails market rates by $22, voucher tenants are unlikely to offer a premium over non-subsidized renters in the short term. The strongest angle is long-term appreciation and lease consistency; securing a tenant at the projected $2,780 FY2026 FMR improves yield, but investors should buy for equity growth in this infill location rather than relying on a deep HUD rent premium today.
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.