Location: Sacramento--Roseville--Arden-Arcade, CA | Metro: Sacramento--Roseville--Arden-Arcade, CA HUD Metro FMR Area
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 | $1,420 |
| 1 Bedroom | $1,460 |
| 2 Bedrooms | $1,790 |
| 3 Bedrooms | $2,350 |
| 4 Bedrooms | $2,710 |
| 5 Bedrooms | $3,144 |
| 6 Bedrooms | $3,521 |
| 7 Bedrooms | $3,803 |
| 8 Bedrooms | $3,993 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 1BR | $1,460 | $324,067 | 0.45% | F |
| 2BR | $1,790 | $408,773 | 0.44% | F |
| 3BR | $2,350 | $534,977 | 0.44% | F |
| 4BR | $2,710 | $701,114 | 0.39% | F |
| 5BR | $3,144 | $814,389 | 0.39% | F |
U.S. Census Bureau data (2024)
In ZIP code 95667, which encompasses Placerville, CA, and part of El Dorado County, the Section 8 program operates under specific economic guidelines that directly impact landlords. The SAFMR (Small Area Fair Market Rent) for a two-bedroom apartment in this ZIP code for FY 2024 is set at $1940. This figure represents the maximum amount that the housing authority will pay towards a tenant's rent. It's important to note that the SAFMR is specifically tailored to this ZIP code, reflecting local rental market conditions accurately.
The local market rent, as measured by ZORI (Zillow Observed Rent Index), stands at $1,819 for a two-bedroom unit. This indicates that the SAFMR is slightly above the average market rent, which can be beneficial for landlords. However, the actual reimbursement from a Section 8 voucher isn't just the SAFMR; it also includes the tenant's portion of the rent and any utility allowances.
A Section 8 voucher works by covering a portion of the total rent, with the tenant responsible for paying the remainder. Typically, the tenant's contribution is 30% of their adjusted income. If we assume an average adjusted income of $1,500 per month, the tenant would contribute approximately $450 towards the rent. This leaves the housing authority to cover the remaining 70%, up to the SAFMR limit of $1940.
In addition to the rent, utility allowances are also provided. These allowances vary but generally range between $200 to $300 per month for a two-bedroom unit. Therefore, if we take the higher end of the utility allowance at $300, the total reimbursement a landlord might receive would be around $2240 ($1940 SAFMR + $300 utilities).
However, because the local market rent is below the SAFMR at $1,819, the housing authority will only reimburse up to the actual market rent. Thus, the total reimbursement would be closer to $2169 ($1,819 rent + $300 utilities).
To summarize, in ZIP 95667, landlords participating in the Section 8 program for a two-bedroom apartment can expect a reimbursement of about $2169 per month, including both rent and utilities. Given that the local market rent is $1,819, this results in a surplus of $350 for landlords, making the program financially advantageous compared to the standard market rates.
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.