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 | $2,550 |
| 1 Bedroom | $2,720 |
| 2 Bedrooms | $3,290 |
| 3 Bedrooms | $4,360 |
| 4 Bedrooms | $5,280 |
| 5 Bedrooms | $6,125 |
| 6 Bedrooms | $6,860 |
| 7 Bedrooms | $7,409 |
| 8 Bedrooms | $7,779 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $3,290 | $559,343 | 0.59% | F |
| 3BR | $4,360 | $698,262 | 0.62% | D |
| 4BR | $5,280 | $797,297 | 0.66% | D |
U.S. Census Bureau data (2024)
The ZIP code 91962, located in Descanso, CA, has a population of 2,574 residents, with only 7.1% being renters. This indicates that the area is primarily dominated by homeowners rather than renters. The median household income stands at $143,094, which is significantly higher than the average income needed to comfortably afford typical market rents.
Given the limited rental market presence, landlords in this area can expect a smaller pool of Section 8 tenants. The scarcity of vouchers is a direct reflection of the low percentage of renters and high median income levels. Market rents are not specified, but we can infer that they would likely be competitive with the Fair Market Rent (FMR) set at $3160 for FY 2024, adjusted for this specific ZIP code.
To put this into perspective, let's assume the typical market rent aligns closely with the FMR. At $3160 per month, rent would consume approximately 22% of the median household income in Descanso. This is a relatively low percentage, suggesting that most residents could afford rent without needing assistance.
The expected tenant profile for landlords in this area will be individuals or families who are financially capable of meeting the high cost of living. They may have a mix of employment backgrounds, but their ability to pay rent is less likely to be an issue due to the robust economic conditions of the area. Landlords should prepare for a scenario where demand for rental properties is lower compared to areas with higher percentages of renters, and where the majority of potential tenants do not rely on housing vouchers.
In summary, ZIP 91962 is not a prime location for landlords focusing on Section 8 tenants. The high median income and low percentage of renters point towards a market where rental properties are less sought after, and tenants are generally well-equipped to handle market rents without assistance.
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.