Location: San Francisco, CA | Metro: San Francisco, 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 | $2,310 |
| 1 Bedroom | $2,700 |
| 2 Bedrooms | $3,320 |
| 3 Bedrooms | $4,340 |
| 4 Bedrooms | $4,880 |
| 5 Bedrooms | $5,661 |
| 6 Bedrooms | $6,340 |
| 7 Bedrooms | $6,847 |
| 8 Bedrooms | $7,189 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $3,320 | $1,213,136 | 0.27% | F |
| 3BR | $4,340 | $1,445,506 | 0.3% | F |
| 4BR | $4,880 | $1,668,492 | 0.29% | F |
U.S. Census Bureau data (2024)
3540 is the Fair Market Rent (FMR) for ZIP 94038, Moss Beach, CA, for fiscal year 2024, indicating the maximum amount Section 8 vouchers can cover for rental properties in this area. Despite the N/A marker for market rent, which suggests limited data availability, the median home value stands at $1,494,589, highlighting the premium nature of the housing market here. The 1.0% renter share points to a predominantly owner-occupied community, where only a small fraction of residents choose to rent their homes. With a median income of $99,680, tenants in Moss Beach are likely to have stable financial situations, though the exact days on market (DOM) and percentage of price-cut share remain unspecified.
Investors considering Section 8 participation must weigh these factors carefully. The high median home value implies that rental properties in this area are also likely to be expensive, potentially exceeding the $3540 FMR for larger units or homes. Given the low renter share, demand for rental properties might be limited, and landlords will need to ensure their properties meet the strict criteria set by the Section 8 program. The lack of detailed market rent data makes it challenging to assess the competitiveness of Section 8 rents against private market rates, but the overall economic stability of the area, as reflected in the median income, suggests a reliable tenant pool.
A final consideration is the impact of Section 8 on property values and marketability. While the N/A figures for DOM and price-cut share indicate no clear trend in property sales, the presence of a Section 8 unit could affect future resale potential. For those willing to navigate the complexities of the program, Section 8 can provide a steady stream of rental income in an otherwise challenging market.
Verdict: Section 8 is viable but requires careful property selection and management in Moss Beach, CA.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.