Location: Oakland-Fremont, CA | Metro: Oakland-Fremont, 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 | $2,290 |
| 1 Bedroom | $2,510 |
| 2 Bedrooms | $3,070 |
| 3 Bedrooms | $3,930 |
| 4 Bedrooms | $4,650 |
| 5 Bedrooms | $5,394 |
| 6 Bedrooms | $6,041 |
| 7 Bedrooms | $6,524 |
| 8 Bedrooms | $6,850 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $3,070 | $642,296 | 0.48% | F |
| 3BR | $3,930 | $667,798 | 0.59% | F |
| 4BR | $4,650 | $823,270 | 0.56% | F |
| 5BR | $5,394 | $963,629 | 0.56% | F |
U.S. Census Bureau data (2024)
Brentwood (94513) sits in East Contra Costa County, characterized by a master-planned, suburban atmosphere that attracts families seeking more space than the inner Bay Area offers. The community features extensive parks, walking trails, and a historic downtown district. A major local anchor is Kaiser Permanente’s medical facility, which provides significant regional employment and contributes to the area’s stable economic base. The overall vibe is residential and quiet, with a focus on new housing developments and community amenities rather than high-density urban living.
From an investment standpoint, the math presents a specific challenge for voucher holders. The FY2026 Fair Market Rent (FMR) for a 2-bedroom unit is set at $3,150, while the current market rent (Zillow ZORI) sits at $3,229, creating a gap of $79 per month. For landlords, this means the standard voucher covers roughly 97.5% of going market rates. The median home value is $805,371, with a typical 2-bedroom selling for $656,424. Properties are moving at a moderate pace, with a median of 40 days on market, indicating a balanced environment rather than a feeding frenzy.
The tenant pool here is relatively affluent, with a median household income of $142,223, and the population is majority owner-occupied, with only an 18.1% renter share. This low renter density suggests that Section 8 demand is not driven by desperation but rather by specific demographic needs, likely tied to the highly-rated schools in the Liberty Union High School District. The combination of quality schools and suburban safety makes this area desirable for families, though the lack of extensive public transit beyond local bus routes makes car ownership essential.
The Section 8 verdict for Brentwood 94513 leans toward stability and appreciation rather than aggressive cash flow. Because the FMR slightly lags the market rent, investors cannot rely on government payments alone to maximize yield; however, the high median income and strong school ratings suggest excellent tenant quality and lower credit risk. The best angle here is long-term asset appreciation in a family-centric market, using the voucher program to minimize vacancy volatility while accepting that rent caps may sit just below absolute market peaks.
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.