Location: Tuolumne County, CA | Metro: Tuolumne County, CA
| Unit Size | Monthly FMR |
|---|---|
| Studio | $1,110 |
| 1 Bedroom | $1,270 |
| 2 Bedrooms | $1,600 |
| 3 Bedrooms | $2,080 |
| 4 Bedrooms | $2,670 |
| 5 Bedrooms | $3,097 |
| 6 Bedrooms | $3,469 |
| 7 Bedrooms | $3,747 |
| 8 Bedrooms | $3,934 |
The economics of Section 8 in ZIP code 95309 are straightforward. The SAFMR (Section 8 Area Fair Market Rent) for a two-bedroom apartment in this ZIP code is set at $1,590 per month for the fiscal year 2026. This figure is crucial because it caps the maximum amount the federal government will pay toward a tenant's rent under the Housing Choice Voucher program.
A landlord should understand that the actual reimbursement from a voucher is not simply the SAFMR. It's a combination of the tenant's portion of the rent and any utility allowances. Typically, the tenant must contribute 30% of their adjusted income towards the rent. If a tenant's adjusted income is $1,000 per month, they would pay $300 towards the rent. The remainder of the rent, up to the SAFMR of $1,590, would be covered by the voucher program.
In ZIP 95309, the SAFMR applies specifically to this area, meaning it is tailored to reflect local rental market conditions. However, the local market rent data is currently unavailable, which makes direct comparisons challenging. Nonetheless, the SAFMR provides a reliable benchmark for landlords to set their rents when participating in the Section 8 program.
To illustrate, if a tenant's adjusted income is $1,000, they would pay $300, leaving $1,290 to be covered by the voucher program. Assuming there is a utility allowance of $200, the total reimbursement to the landlord would be $1,490 ($1,290 for rent + $200 for utilities).
This leaves a potential reimbursement gap or surplus. Given the SAFMR of $1,590 and the example reimbursement of $1,490, landlords might face a shortfall of $100 per month unless they can negotiate a higher utility allowance or if the tenant's income is higher, reducing the gap. Conversely, if the local market rent is lower than the SAFMR, landlords could see a surplus, but without specific market rent data, we cannot determine this exact surplus or gap.
Landlords should consult with local housing authorities to understand how utility allowances are calculated and negotiated, as this can significantly impact the overall reimbursement received.
Data Sources: FMR data from HUD (2027).
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.