Location: Tuolumne County, CA | Metro: Tuolumne 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 | $1,220 |
| 1 Bedroom | $1,390 |
| 2 Bedrooms | $1,750 |
| 3 Bedrooms | $2,280 |
| 4 Bedrooms | $2,930 |
| 5 Bedrooms | $3,399 |
| 6 Bedrooms | $3,807 |
| 7 Bedrooms | $4,112 |
| 8 Bedrooms | $4,318 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,390 | $205,232 | 0.68% | D |
| 2BR | $1,750 | $277,079 | 0.63% | D |
| 3BR | $2,280 | $371,338 | 0.61% | D |
| 4BR | $2,930 | $388,333 | 0.75% | D |
U.S. Census Bureau data (2024)
The Section 8 market analysis for ZIP code 95335, located in Tuolumne County, California, reveals a rental environment that is closely tied to federal guidelines. The Fair Market Rent (FMR) as set by the U.S. Department of Housing and Urban Development (HUD) for the metro area, effective in fiscal year 2026, is $1,590. However, due to the lack of available market rent data, it's challenging to make a direct comparison between the HUD FMR and the actual rents being charged in the area.
Based on the HUD FMR, voucher tenants will generally cashflow at this rate, meaning they can cover their rent obligations without needing additional financial assistance. This is particularly true given the absence of higher market rents that might otherwise strain the budget of voucher holders. In other words, the voucher amount is sufficient to cover typical rent costs in the area, ensuring that landlords receive consistent payments.
The median home value in ZIP 95335 is $312,435. Using the HUD FMR of $1,590, we can derive a rough estimate of the rent-to-price ratio. This ratio indicates the relationship between monthly rent and the overall value of a property. For a home valued at $312,435, a monthly rent of $1,590 suggests a modest return on investment for homeowners looking to transition into rental properties. It implies that the rental income generated from such properties would be a reasonable portion of their total value, making it an attractive option for those seeking steady income through real estate.
Note that the median days on market (DOM) and the percentage of homes that experience price cuts are not available, which typically would help us understand the dynamics of the local housing market. Despite this, the strong alignment between the HUD FMR and likely market rents supports a stable investment environment for landlords and small-portfolio investors. Stability is the strongest investor angle here, as the consistent voucher payment structure ensures predictable cash flow and minimizes the risk of vacancy or delinquency.
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.