Location: Riverside-San Bernardino-Ontario, CA | Metro: Riverside-San Bernardino-Ontario, 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 | $1,530 |
| 1 Bedroom | $1,600 |
| 2 Bedrooms | $1,990 |
| 3 Bedrooms | $2,630 |
| 4 Bedrooms | $3,170 |
| 5 Bedrooms | $3,677 |
| 6 Bedrooms | $4,118 |
| 7 Bedrooms | $4,447 |
| 8 Bedrooms | $4,669 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,600 | $337,993 | 0.47% | F |
| 2BR | $1,990 | $422,790 | 0.47% | F |
| 3BR | $2,630 | $538,327 | 0.49% | F |
| 4BR | $3,170 | $631,323 | 0.5% | F |
U.S. Census Bureau data (2024)
In ZIP code 92549, which encompasses Idyllwild, California, in Riverside County, the Section 8 housing program operates under specific economic parameters. For a two-bedroom rental unit, the SAFMR (Small Area Fair Market Rent) for fiscal year 2024 is set at $1650. This SAFMR figure is unique to this ZIP code and reflects the fair market rent determined by HUD for subsidized housing.
The local market rent, as indicated by ZORI (Zillow Observed Rent Index), is currently at $2025. This represents the average rent charged for similar units in the area without any subsidies. It's important to note the difference between these two figures: the SAFMR is lower than the market rent, which can impact a landlord's decision to participate in the Section 8 program.
A landlord who accepts a Section 8 voucher will receive payment from both the tenant and the government. The tenant's portion is typically 30% of their income, and this amount is subject to verification by the local housing authority. For example, if a tenant's monthly income is $2000, their contribution would be $600. The government then covers the remainder up to the SAFMR limit. In this case, the reimbursement would be $1650 minus the tenant's contribution of $600, equating to $1050.
In addition to the base rent, landlords should also consider utility allowances when calculating the total reimbursement. Utility allowances vary but generally add an additional amount to the SAFMR. However, the exact utility allowance for ZIP 92549 is not specified in the provided data. Landlords must ensure that the total rent plus utilities does not exceed the SAFMR of $1650 to avoid being underpaid.
To illustrate, if a landlord charges $2025 in market rent, and the tenant contributes $600, the government would pay the remaining $1050, leaving a gap of $375. This gap represents the shortfall between the market rent and the amount covered by the Section 8 program. Alternatively, if the landlord sets the rent at $1650, the gap would be zero, and the landlord would receive the full SAFMR amount, assuming the tenant's contribution is sufficient.
Given these figures, landlords in ZIP 92549 can expect a typical reimbursement gap of $375 for a two-bedroom unit, based on the current ZORI and SAFMR values. This gap must be considered when deciding whether to accept a Section 8 voucher, as it directly impacts the net income from the property.
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.