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 | $2,850 |
| 1 Bedroom | $3,130 |
| 2 Bedrooms | $3,830 |
| 3 Bedrooms | $4,910 |
| 4 Bedrooms | $5,800 |
| 5 Bedrooms | $6,728 |
| 6 Bedrooms | $7,535 |
| 7 Bedrooms | $8,138 |
| 8 Bedrooms | $8,545 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $3,830 | $718,490 | 0.53% | F |
| 3BR | $4,910 | $1,416,635 | 0.35% | F |
| 4BR | $5,800 | $1,719,381 | 0.34% | F |
| 5BR | $6,728 | $2,214,407 | 0.3% | F |
U.S. Census Bureau data (2024)
The ZIP code 94555, located in Fremont, California, presents a dynamic rental market. With a Fair Market Rent (FMR) set at $3280 for fiscal year 2024 and a market rent (ZORI) of $3,245, it's evident that the rental market closely mirrors the government's assessment of fair rent values. This alignment suggests a stable yet competitive environment where landlords can expect to charge rents reflective of both government guidelines and market conditions.
A key indicator of market health is the price-cut share, which stands at an impressively low 0.1%. This figure implies that properties listed for rent rarely need to be discounted, indicating strong demand relative to supply. Landlords in this area can maintain their asking rents without significant adjustments, suggesting that renters are willing to pay the listed rates.
The median home value of $1,533,257 reflects a robust residential real estate market. While the Days on Market (DOM) data is not available, the high median home value and low price-cut share suggest that homes in this area sell quickly and at close to the asking price, further reinforcing the notion of a market where demand meets or exceeds supply.
With 29.0% of the population being renters, there is a substantial segment of the housing market dedicated to rental properties. This percentage indicates a significant number of residents who prefer or require rental accommodation, which could be due to various factors including affordability, mobility needs, or lifestyle preferences. The presence of a large renter base signals ongoing housing pressure, as these individuals represent a continuous demand for rental units. For small-portfolio investors and landlords, this means that there will likely always be a pool of potential tenants ready to occupy their properties.
In summary, the market in ZIP 94555 is characterized by strong demand, minimal need for price adjustments, and a significant renter population. These dynamics suggest that landlords and investors can anticipate a steady flow of interest in their properties, with rental prices remaining relatively stable and close to the FMR. The high median home value and low price-cut share indicate a healthy real estate market, where demand plays a crucial role in maintaining property values and rental rates.
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.