Location: Calaveras County, CA | Metro: Calaveras County, CA
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 | $1,190 |
| 1 Bedroom | $1,250 |
| 2 Bedrooms | $1,640 |
| 3 Bedrooms | $2,270 |
| 4 Bedrooms | $2,380 |
| 5 Bedrooms | $2,761 |
| 6 Bedrooms | $3,092 |
| 7 Bedrooms | $3,339 |
| 8 Bedrooms | $3,506 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,640 | $369,070 | 0.44% | F |
| 3BR | $2,270 | $473,045 | 0.48% | F |
| 4BR | $2,380 | $588,049 | 0.4% | F |
U.S. Census Bureau data (2024)
The ZIP code 95252, located in Valley Springs, CA, presents a dynamic rental market that is closely aligned with federal standards. The Fair Market Rent (FMR) for the area is set at $1,690, which is nearly identical to the market rent of $1,697 reported by the Census American Community Survey. This parity suggests a stable pricing environment where landlords can expect to charge rents reflective of government guidelines without significant adjustments.
A key indicator of market health is the price-cut share, which stands at just 0.2%. This low percentage implies that very few properties are being discounted, indicating strong demand relative to supply. Additionally, the days on market (DOM) for listings is 50, suggesting that homes are quickly sold or leased, further supporting the notion of a robust buyer and renter interest in the area.
The median home value in Valley Springs is $466,685. While this figure is substantial, it reflects the overall economic conditions and property values in the region. It is important for investors to consider how this median value compares to their investment goals and the potential for appreciation or rental income generation.
The renter share of 9.8% is relatively low, which could indicate that homeownership is prevalent in the area. However, this also suggests long-term housing pressure might be less pronounced compared to areas with higher renter shares. Despite the low renter share, the rental market appears to be resilient, with strong demand evidenced by the quick DOM and minimal need for price reductions.
In summary, the rental market in ZIP 95252 is characterized by strong demand and stable pricing. Landlords and investors can expect consistent returns with little need to adjust rents downward. The dynamics suggest that demand is currently pacing supply, creating an environment favorable for those looking to lease properties.
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.