Location: San Benito County, CA | Metro: San Benito County, 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 | $2,450 |
| 1 Bedroom | $2,470 |
| 2 Bedrooms | $3,230 |
| 3 Bedrooms | $4,470 |
| 4 Bedrooms | $4,900 |
| 5 Bedrooms | $5,684 |
| 6 Bedrooms | $6,366 |
| 7 Bedrooms | $6,875 |
| 8 Bedrooms | $7,219 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $3,230 | $644,120 | 0.5% | F |
| 3BR | $4,470 | $824,493 | 0.54% | F |
| 4BR | $4,900 | $1,050,535 | 0.47% | F |
U.S. Census Bureau data (2024)
2560 is the Fair Market Rent (FMR) for ZIP 95045 in San Juan Bautista, California, for fiscal year 2024. This figure represents the upper limit on monthly rents for a two-bedroom apartment under the Section 8 program. However, the actual market rent, according to the Census ACS, is 2145, indicating a potential gap between what landlords can charge and what the government will reimburse. The median home value in this area stands at 918,073, suggesting a relatively affluent neighborhood where homes are significantly more expensive than the average rental unit. With a 32.6% share of residents renting their homes, there's a notable portion of the population who might be interested in Section 8 housing. The median income of 110,438 provides insight into the financial stability of the local population, though it does not directly correlate with eligibility for Section 8 assistance. Unfortunately, the data for days on market (DOM) and the percentage of price-cut shares are unavailable, which could have helped gauge the speed of property sales and the necessity for price adjustments. Despite these missing pieces, the disparity between the FMR and the market rent suggests that landlords could potentially profit from participating in the Section 8 program, given the lower reimbursement rates compared to typical market prices. For small-portfolio investors, the combination of a slightly higher FMR and a substantial median home value indicates a mixed opportunity; while the reimbursement rate might not cover luxury rentals, it can still offer a steady income for more modest units. In conclusion, landlords and small-portfolio investors in ZIP 95045 should consider the Section 8 program as a viable option, particularly for properties that align with the reimbursement 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.