Location: Merced, CA | Metro: Merced, 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 | $1,010 |
| 1 Bedroom | $1,100 |
| 2 Bedrooms | $1,360 |
| 3 Bedrooms | $1,870 |
| 4 Bedrooms | $2,260 |
| 5 Bedrooms | $2,622 |
| 6 Bedrooms | $2,937 |
| 7 Bedrooms | $3,172 |
| 8 Bedrooms | $3,331 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,360 | $295,601 | 0.46% | F |
| 3BR | $1,870 | $352,713 | 0.53% | F |
| 4BR | $2,260 | $394,697 | 0.57% | F |
U.S. Census Bureau data (2024)
The Fair Market Rent (FMR) for ZIP 95388, Winton, CA, for fiscal year 2024 is set at $1,120. This figure represents the maximum amount that a landlord can receive under the Section 8 Housing Choice Voucher program. It is important to note that this is not the rent you will charge your tenants; it is the payment standard used by the housing authority to determine the subsidy amount.
In comparison, the average rent for the area based on Census ACS data is $1,155. This indicates that the market rent slightly exceeds the FMR, meaning landlords participating in the Section 8 program might have to adjust their rents downward to meet the FMR limit.
The demand for rentals in Winton is strong, with 50.5% of residents being renters. This high percentage suggests a robust market for rental properties, making it a good location for those interested in entering the rental business, especially with Section 8 support.
When considering the acquisition cost of a property, the median home value in Winton is around $364,134. This figure can help you estimate the initial investment required to purchase a property suitable for Section 8 tenancy.
Before proceeding with a Section 8 rental, ensure you verify the following: the condition of the property must meet the Housing Quality Standards (HQS) set by the Department of Housing and Urban Development (HUD). These standards cover safety, health, and livability aspects of the property, such as electrical systems, plumbing, heating, and structural integrity.
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.