Location: Glenn County, CA | Metro: Colusa 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 | $990 |
| 1 Bedroom | $1,090 |
| 2 Bedrooms | $1,420 |
| 3 Bedrooms | $1,950 |
| 4 Bedrooms | $2,350 |
| 5 Bedrooms | $2,726 |
| 6 Bedrooms | $3,053 |
| 7 Bedrooms | $3,297 |
| 8 Bedrooms | $3,462 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-08-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,420 | $246,235 | 0.58% | F |
| 3BR | $1,950 | $334,557 | 0.58% | F |
| 4BR | $2,350 | $386,576 | 0.61% | D |
U.S. Census Bureau data (2024)
The ZIP code 95988, located in Willows, CA, is characterized by a significant rental population. With 41.4% of residents being renters, it indicates a substantial portion of the community relies on rental housing. This statistic suggests that there is a notable demand for rental properties, including those that accept Section 8 vouchers.
The median household income in Willows is $66,339, which provides a benchmark for understanding the financial capabilities of potential tenants. The typical market rent in this area stands at $1,284 per month. To contextualize this figure, we can calculate that the average rent constitutes approximately 19% of the median household income. This calculation is derived from dividing the monthly rent ($1,284) by the annual median income ($66,339), then multiplying by 100 to get the percentage.
Comparatively, the Fair Market Rent (FMR) for a metropolitan area like Willows is set at $1,360 for fiscal year 2026. This figure represents the maximum amount that a Section 8 voucher holder can pay for rent, based on HUD guidelines. Given that the market rent is slightly below the FMR, it suggests that landlords who list their properties at or near the market rate will likely find it easier to attract voucher holders without needing to adjust their rates significantly downward.
In terms of the tenant profile, landlords in Willows should anticipate a mix of low-income individuals and families who rely on Section 8 vouchers to afford housing. These tenants will typically have a monthly income that aligns with the lower end of the economic spectrum in the area. It's important for landlords to be aware of the regulations associated with accepting Section 8 vouchers, as they come with certain obligations regarding property maintenance and rent collection procedures.
To conclude, ZIP 95988 presents itself as an area with a strong rental base and a high likelihood of encountering Section 8 voucher holders among the tenant pool. Landlords can leverage this demand to fill vacancies, but must also be prepared to comply with the administrative requirements that accompany such tenancy.
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.