Location: San Luis Obispo-Paso Robles, CA | Metro: San Luis Obispo-Paso Robles, 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 | $2,590 |
| 1 Bedroom | $2,840 |
| 2 Bedrooms | $3,720 |
| 3 Bedrooms | $4,970 |
| 4 Bedrooms | $5,750 |
| 5 Bedrooms | $6,670 |
| 6 Bedrooms | $7,470 |
| 7 Bedrooms | $8,068 |
| 8 Bedrooms | $8,471 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $3,720 | $748,967 | 0.5% | F |
| 3BR | $4,970 | $872,672 | 0.57% | F |
| 4BR | $5,750 | $1,268,418 | 0.45% | F |
| 5BR | $6,670 | $1,710,912 | 0.39% | F |
U.S. Census Bureau data (2024)
ZIP code 93465, located in Templeton, CA, falls within the San Luis Obispo-Paso Robles, CA MSA. To analyze its position within the metro, we can compare its key metrics to those of typical ZIP codes in the area.
The Fair Market Rent (FMR) for ZIP 93465 in fiscal year 2024 is set at $2,640. This figure represents the maximum amount that a low-income household would pay for housing under the Section 8 program. The market rent in Templeton is slightly higher at $3,348, indicating that it is above the subsidized rate but still relatively affordable compared to other parts of the metro.
The median home value in Templeton stands at $991,564. This is a significant figure, suggesting that while home ownership is quite expensive, the rental market is less so due to the lower FMR. The 22.1% renter share in Templeton indicates a moderate level of renters, which is not unusually high or low when compared to the broader metro area.
To determine if 93465 is a value pocket, a mid-tier neighborhood, or a premium sub-market, we must consider the relationship between its FMR and market rent. With an FMR of $2,640 and a market rent of $3,348, Templeton offers a niche where landlords can potentially attract tenants eligible for Section 8 subsidies without significantly undercutting market rates. This suggests that Templeton could be seen as a mid-tier neighborhood, offering a balance between affordability and market value.
A notable divergence in the data is the combination of a below-metro average home value with a moderate renter share. Typically, areas with high renter shares and lower home values are considered attractive for Section 8 properties, as they indicate a concentration of affordable rental units. However, Templeton's home values are higher than what might be expected in such a scenario, which means it does not fully fit the profile of a Section 8 sweet spot.
In conclusion, ZIP 93465 presents a unique opportunity within the San Luis Obispo-Paso Robles, CA MSA. It is not a typical value pocket due to its higher home values, nor is it a premium sub-market because its rental prices are below the metro average. Instead, Templeton appears to be a mid-tier neighborhood that could serve both market-rate tenants and those seeking subsidized housing options.
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.