Location: Los Angeles-Long Beach-Glendale, CA | Metro: Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area
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 | $1,560 |
| 1 Bedroom | $1,700 |
| 2 Bedrooms | $2,100 |
| 3 Bedrooms | $2,710 |
| 4 Bedrooms | $3,120 |
| 5 Bedrooms | $3,619 |
| 6 Bedrooms | $4,053 |
| 7 Bedrooms | $4,377 |
| 8 Bedrooms | $4,596 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $2,100 | $340,806 | 0.62% | D |
| 3BR | $2,710 | $469,255 | 0.58% | F |
U.S. Census Bureau data (2024)
The rental market in Llano, California, represented by ZIP code 93544, presents a unique challenge for both renters and landlords. The median household income stands at $89,792, which provides some financial stability for residents. However, the market rate for rentals is currently unavailable, making it difficult to assess the overall affordability of housing in the area.
To gain clarity on the situation, we must consider the Fair Market Rent (FMR) set by the Department of Housing and Urban Development (HUD) for ZIP 93544 in fiscal year 2024, which is $2000. This figure serves as a benchmark for the maximum amount that a Section 8 voucher would cover. Given the median income, a household could potentially afford a higher rent, but the actual market rate remains unknown, leaving uncertainty regarding the true affordability gap.
Llano has a relatively low percentage of renters at 20.0%, with a total population of 1,027. This suggests a smaller pool of potential tenants compared to more densely populated areas. For landlords, this means that competition for tenants who can pay the full market rate might be fierce, especially if the market rate exceeds the HUD-set FMR. The scarcity of renters also implies that those relying on Section 8 vouchers could play a significant role in the local rental market.
The takeaway for landlords considering their strategy between accepting voucher payments versus seeking cash-paying tenants is clear. While cash-paying tenants might offer higher rents, the limited number of renters and the importance of Section 8 vouchers in the area suggest that landlords should be open to both options. Accepting vouchers at the FMR of $2000 ensures steady income and access to a portion of the rental market that might otherwise go untapped. However, landlords should also remain competitive by offering attractive properties that could appeal to those paying above the voucher limit, thereby maximizing their potential earnings.
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.