Location: Amador County, CA | Metro: Amador 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 | $1,250 |
| 1 Bedroom | $1,260 |
| 2 Bedrooms | $1,530 |
| 3 Bedrooms | $2,000 |
| 4 Bedrooms | $2,450 |
| 5 Bedrooms | $2,842 |
| 6 Bedrooms | $3,183 |
| 7 Bedrooms | $3,438 |
| 8 Bedrooms | $3,610 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,530 | $328,810 | 0.47% | F |
| 3BR | $2,000 | $432,168 | 0.46% | F |
| 4BR | $2,450 | $544,110 | 0.45% | F |
U.S. Census Bureau data (2024)
In ZIP code 95665, Pine Grove, California, which falls under Amador County, the economics of Section 8 vouchers can be explained as follows. The SAFMR (Small Area Fair Market Rent) for a two-bedroom apartment is set at $1,570 per month for fiscal year 2026. This figure is specifically tailored for this ZIP code, reflecting the unique housing costs here.
Contrastingly, the local market rent for a similar unit is reported at $1,231 based on the Census ACS data. This indicates that the SAFMR exceeds the local market rent by $339 per month. However, it's important to understand that the actual amount paid by the Section 8 program to landlords is not simply the SAFMR. It involves several factors including the tenant's contribution and utility allowances.
The tenant's portion of the rent is generally 30% of their adjusted income. If we assume an average adjusted income of $1,000 for simplicity, the tenant would contribute $300 towards the rent. Utility allowances vary but typically range from $200 to $400 depending on the season and the specific needs of the household. For this example, let's use an average utility allowance of $300.
This means that the total reimbursement to the landlord from the Section 8 program would be the lower of the SAFMR or the actual rent plus the tenant's contribution and the utility allowance. In this case, since the actual market rent is lower, the reimbursement would be based on the market rent of $1,231. Adding the tenant's contribution of $300 and the utility allowance of $300, the landlord would receive a total of $1,831 per month.
However, because the market rent is lower than the SAFMR, there is no surplus for the landlord; instead, there is a reimbursement gap. This gap is the difference between the SAFMR and the local market rent, which in this scenario is $339 per month. Essentially, landlords in ZIP 95665 should expect to receive $1,831 per month for a two-bedroom unit, but they will not benefit from the higher SAFMR due to the lower local market rent.
To summarize, the economics of Section 8 in Pine Grove, CA, involve understanding the reimbursement structure which is capped at the market rent level. Landlords will receive the tenant's portion plus utilities, but not the full SAFMR if the market rent is lower. This results in a reimbursement gap where landlords do not fully realize the economic benefits intended by the higher SAFMR setting.
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.