Location: Visalia, CA | Metro: Fresno, 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 | $1,220 |
| 1 Bedroom | $1,220 |
| 2 Bedrooms | $1,500 |
| 3 Bedrooms | $2,090 |
| 4 Bedrooms | $2,400 |
| 5 Bedrooms | $2,784 |
| 6 Bedrooms | $3,118 |
| 7 Bedrooms | $3,367 |
| 8 Bedrooms | $3,535 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,500 | $222,853 | 0.67% | D |
| 3BR | $2,090 | $286,583 | 0.73% | D |
| 4BR | $2,400 | $336,041 | 0.71% | D |
U.S. Census Bureau data (2024)
ZIP code 93646, located in Orange Cove, CA, is predominantly a renter-heavy area. With a population of 10,328, 56.2% of residents are renters, indicating a significant portion of the community relies on rental housing. This high percentage of renters suggests there is substantial demand for housing assistance programs such as Section 8 vouchers.
The median household income in this ZIP code is $50,847. The average market rent stands at $1,107, which represents approximately 25.7% of the median household income. This calculation is derived from dividing the monthly rent by the annual income and multiplying by 100. Such a rent-to-income ratio is relatively high but not uncommon in areas with limited economic opportunities.
To further contextualize, the Fair Market Rent (FMR) for FY 2024 in ZIP 93646 is set at $1,140. This figure, established by the U.S. Department of Housing and Urban Development, is used to determine the payment standards for housing assistance programs. Given that the market rent is slightly below the FMR, it indicates that landlords who accept Section 8 vouchers can expect their rents to be covered in full, without any need for tenants to contribute additional funds beyond their voucher allowances.
The type of tenant profile a landlord in ZIP 93646 should anticipate includes individuals and families who are financially constrained and rely heavily on government assistance for housing. These tenants will likely have a strong need for stable and affordable housing options. Landlords should prepare for a tenant base that values the security and affordability provided by Section 8 vouchers, while also being aware that the income levels of these tenants are lower compared to the broader population.
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.