Location: Modesto, CA | Metro: Modesto, CA MSA
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 | $1,330 |
| 1 Bedroom | $1,440 |
| 2 Bedrooms | $1,880 |
| 3 Bedrooms | $2,510 |
| 4 Bedrooms | $2,950 |
| 5 Bedrooms | $3,422 |
| 6 Bedrooms | $3,833 |
| 7 Bedrooms | $4,140 |
| 8 Bedrooms | $4,347 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,880 | $417,009 | 0.45% | F |
| 3BR | $2,510 | $521,734 | 0.48% | F |
| 4BR | $2,950 | $564,412 | 0.52% | F |
| 5BR | $3,422 | $638,096 | 0.54% | F |
U.S. Census Bureau data (2024)
The ZIP code 95326, located in Hughson, CA, is a renter-heavy area with significant potential for Section 8 tenants. With a population of 10,593, nearly 40% of residents are renters, indicating a robust demand for rental properties. This percentage suggests that there is a substantial number of individuals who could be utilizing housing vouchers.
The median household income in Hughson is $87,500, which is notably lower than the typical renter's ability to pay without assistance. The market rent for the area is $1,612 per month, which consumes approximately 22% of the median income when calculated on an annual basis. Given that the Fair Market Rent (FMR) for the area is set at $1,910 (for FY 2024), landlords can expect a discrepancy between what the market dictates and what many local residents can afford without financial aid.
The gap between the market rent and the FMR highlights the necessity for rental subsidies in this community. Section 8 vouchers can bridge this gap, making it easier for low-income families to secure housing. Landlords in ZIP 95326 should anticipate a high demand for rental units that accept Section 8 vouchers. Tenants will likely be families with children, elderly individuals, or disabled persons who qualify for housing assistance due to their income levels.
In conclusion, Hughson, CA, offers a strong opportunity for landlords to participate in the Section 8 program. The high percentage of renters and the alignment of market rents with the need for subsidies make this ZIP code particularly attractive for those willing to work with government rental assistance programs. Expect a tenant pool that is primarily made up of low-income families seeking stable and affordable housing solutions.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-08-31). 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.