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 | $2,160 |
| 1 Bedroom | $2,220 |
| 2 Bedrooms | $2,730 |
| 3 Bedrooms | $3,580 |
| 4 Bedrooms | $4,130 |
| 5 Bedrooms | $4,791 |
| 6 Bedrooms | $5,366 |
| 7 Bedrooms | $5,795 |
| 8 Bedrooms | $6,085 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $2,730 | $545,651 | 0.5% | F |
| 3BR | $3,580 | $606,132 | 0.59% | F |
| 4BR | $4,130 | $699,141 | 0.59% | F |
| 5BR | $4,791 | $858,101 | 0.56% | F |
U.S. Census Bureau data (2024)
Roseville’s 95747 ZIP code, often associated with the West Roseville expansion, offers a master-planned suburban environment characterized by wide boulevards, modern residential tracts, and abundant parks. This area functions as a key residential hub within Placer County, benefiting significantly from the region’s economic vitality. A major driver of local stability is the Kaiser Permanente Medical Center, a top-tier employer located just minutes away, which provides a steady base of healthcare professionals and support staff seeking nearby housing. The neighborhood is largely family-centric, featuring highly rated schools within the Roseville City School District and easy access to the Highway 65 corridor for commuters heading toward Sacramento.
From a strictly numerical standpoint, 95747 presents a high-barrier, high-rent landscape. The FY2026 HUD Fair Market Rent for a two-bedroom unit sits at $2,870, while the current Zillow market rent estimates $2,823, creating a nominal gap of data not available as the market rent trails the FMR by $47. Investors face substantial acquisition costs, with a median home value of $663,165 and a median two-bedroom sale price of $544,916. Properties move relatively quickly here, with a median days on market of 47 days. Given these figures, voucher tenants generally cash-flow neutrally or slightly negatively compared to market rates, as the government cap aligns closely with what the open market already commands.
Despite the tight rent spreads, demand fundamentals remain robust. The area boasts a median household income of $136,750, signaling strong purchasing power and a low renter share of 19.1%, which typically correlates with well-maintained neighborhoods and lower vacancy risk. For Section 8 landlords, this demographic suggests that any voucher holders will likely be mixed into a stable community of working professionals. The presence of quality educational institutions like Woodcreek High School adds to the enduring appeal for families, supporting long-term occupancy and consistent demand for quality rental stock.
The strongest investor angle for 95747 is long-term appreciation and portfolio stability rather than immediate cash-flow maximization. The high home values and rapid inventory turnover (47 days) indicate a competitive market where equity growth is prioritized. While the Section 8 payments do not offer a significant premium over market rents—essentially matching the $2,823 market rate—the area's affluence and institutional employment provide a secure tenant base. Investors should view this ZIP as a defensive hold, leveraging the area's desirability to maintain high occupancy and asset appreciation over time.
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.