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 | $2,240 |
| 1 Bedroom | $2,380 |
| 2 Bedrooms | $2,940 |
| 3 Bedrooms | $3,870 |
| 4 Bedrooms | $4,660 |
| 5 Bedrooms | $5,406 |
| 6 Bedrooms | $6,055 |
| 7 Bedrooms | $6,539 |
| 8 Bedrooms | $6,866 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $2,380 | $328,708 | 0.72% | D |
| 2BR | $2,940 | $427,426 | 0.69% | D |
| 3BR | $3,870 | $624,021 | 0.62% | D |
| 4BR | $4,660 | $707,950 | 0.66% | D |
| 5BR | $5,406 | $783,328 | 0.69% | D |
U.S. Census Bureau data (2024)
Murrieta’s 92563 ZIP code represents a family-oriented suburban enclave within Southwest Riverside County, characterized by master-planned communities, rolling hills, and a reputation for safety. The local economy benefits significantly from the presence of the Loma Linda University Medical Center – Murrieta, a major regional employer that anchors the healthcare sector and draws a stable workforce to the area. The neighborhood maintains a distinct residential feel with access to outdoor spaces like the Santa Rosa Plateau, appealing to tenants seeking a quieter alternative to the coastal sprawl while remaining connected to the Inland Empire’s job market.
From a financial perspective, the data indicates a challenging environment for cash-flow investors. The FY2026 2-Bedroom Fair Market Rate (FMR) stands at $3,100, while current market rents (Zillow ZORI) lag at $2,765, resulting in a negative gap of $335 where vouchers exceed typical market pay. With a median home value of $693,235 and properties sitting on the market for a median of 61 days, acquisition costs are high relative to rental yields. This spread suggests that standard market rates are currently lower than government benchmarks, a dynamic that requires careful rent justification and property positioning.
The tenant pool here is relatively affluent, with a median household income of $125,397, yet the renter share is only 25.2%, meaning a majority of residents are homeowners. Families are attracted to the area’s top-rated schools within the Murrieta Valley Unified School District, which supports consistent housing demand. However, for voucher holders, the high income density may limit the availability of landlords accustomed to the Housing Choice Voucher program, despite the strong local amenities and low crime rates that generally support long-term tenancy stability.
The Section 8 verdict for 92563 leans toward an appreciation and stability play rather than immediate cash flow. The negative $335 spread between FMR and market rent means investors cannot rely solely on the statutory maximum to outperform the neighborhood, but the high median income and institutional employer presence suggest low vacancy risk. The strongest angle is acquiring quality assets near medical facilities to secure stable, income-qualified tenants, betting on the $693,235 median home value to appreciate while the 61-day days-on-market figure indicates a liquid environment for future exits.
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.