Location: Santa Rosa-Petaluma, CA | Metro: Santa Rosa-Petaluma, 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 | $2,040 |
| 1 Bedroom | $2,220 |
| 2 Bedrooms | $2,910 |
| 3 Bedrooms | $4,030 |
| 4 Bedrooms | $4,430 |
| 5 Bedrooms | $5,139 |
| 6 Bedrooms | $5,756 |
| 7 Bedrooms | $6,216 |
| 8 Bedrooms | $6,527 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $2,220 | $890,346 | 0.25% | F |
| 2BR | $2,910 | $1,282,090 | 0.23% | F |
| 3BR | $4,030 | $1,633,734 | 0.25% | F |
| 4BR | $4,430 | $1,954,364 | 0.23% | F |
U.S. Census Bureau data (2024)
To understand the economics of Section 8 in ZIP 95497, which encompasses The Sea Ranch, CA, in Sonoma County, it's crucial to know the specifics of the SAFMR (Small Area Fair Market Rent) and how it interacts with the local rental market. For a two-bedroom apartment, the SAFMR for FY 2024 is set at $2030. This rate is established specifically for this ZIP code, reflecting the unique housing cost dynamics of The Sea Ranch.
The SAFMR represents the maximum amount that the Housing Choice Voucher program will pay toward a tenant's rent. However, this does not account for the total rent a landlord might receive. Tenants participating in the Section 8 program must contribute a portion of their income toward rent. Specifically, they are required to pay 30% of their adjusted monthly income towards rent. If the tenant's share plus the utility allowance does not cover the SAFMR, the difference is made up by the government.
In ZIP 95947, if we assume a typical tenant income scenario where the household income is such that their contribution is below the SAFMR, the government will pay the remainder to ensure the landlord receives the full $2030. For example, if a tenant's income requires them to pay $600, the government would subsidize the remaining $1430, along with any applicable utility allowances. Utility allowances vary but typically range from $200 to $400 per month, depending on the number of bedrooms and local utility costs.
Given the lack of specific data on local market rents for 95497, it's important to note that the SAFMR is designed to be competitive with the local rental market. In areas where the local market rent is lower than the SAFMR, landlords may see a surplus when renting to Section 8 tenants. Conversely, if the local market rent exceeds the SAFMR, landlords may experience a shortfall, meaning they receive less than what they could potentially get from non-voucher tenants.
In conclusion, for a two-bedroom apartment in ZIP 95497, landlords can expect a guaranteed rent of $2030 per month, assuming the tenant's portion and utility allowances do not exceed this amount. This SAFMR rate ensures a stable income stream for landlords, though the exact surplus or gap will depend on the actual local market conditions and the specific utility allowances applied to each voucher case.
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.