Location: Visalia, CA | Metro: Visalia, 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 | $1,010 |
| 1 Bedroom | $1,020 |
| 2 Bedrooms | $1,330 |
| 3 Bedrooms | $1,830 |
| 4 Bedrooms | $2,160 |
| 5 Bedrooms | $2,506 |
| 6 Bedrooms | $2,807 |
| 7 Bedrooms | $3,032 |
| 8 Bedrooms | $3,184 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 3BR | $1,830 | $263,518 | 0.69% | D |
U.S. Census Bureau data (2024)
In ZIP 93261, the Section 8 economics can be clearly understood by examining the SAFMR (Small Area Fair Market Rent) and comparing it to the local market rent. For a two-bedroom apartment, the SAFMR for FY 2024 is set at $1010. This figure represents the maximum amount that the housing authority will pay on behalf of a tenant receiving a Section 8 voucher.
The local market rent, according to Census ACS data, is currently at $936 for a similar unit. This discrepancy between the SAFMR and the local market rent is important because it directly impacts the reimbursement process for landlords participating in the Section 8 program.
A landlord should understand that the voucher payment does not cover the entire rent. Tenants are required to contribute a portion of their income towards the rent, typically around 30%. In addition to the rent, there are utility allowances that vary depending on the size of the unit and other factors. For a two-bedroom unit, these allowances can range from $200 to $300 per month.
To illustrate, let's assume a tenant's contribution towards the rent is $300, and the utility allowance is $250. The total reimbursement to the landlord would be calculated as follows:
Thus, the total reimbursement to the landlord would be $710 (rent) + $250 (utilities) = $960.
Given that the local market rent is $936, landlords in ZIP 93261 who participate in the Section 8 program will find that the typical reimbursement covers slightly more than the average market rent. This results in a surplus of $24 for a landlord renting out a two-bedroom unit at the market rate.
Landlords should also note that the SAFMR is specific to this ZIP code, meaning the rate is set for this particular area and reflects the economic conditions unique to ZIP 93261. This localized approach ensures that the reimbursement rates are more closely aligned with the actual rental costs in the area compared to a broader county-level rate.
In conclusion, landlords in ZIP 93261 can expect a slight surplus when renting a two-bedroom unit to a tenant with a Section 8 voucher. This surplus, while modest, can help offset some of the administrative burdens associated with participating in the program.
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.