Location: Modoc County, CA | Metro: Modoc County, CA
| Unit Size | Monthly FMR |
|---|---|
| Studio | $750 |
| 1 Bedroom | $850 |
| 2 Bedrooms | $1,080 |
| 3 Bedrooms | $1,500 |
| 4 Bedrooms | $1,780 |
| 5 Bedrooms | $2,065 |
| 6 Bedrooms | $2,313 |
| 7 Bedrooms | $2,498 |
| 8 Bedrooms | $2,623 |
U.S. Census Bureau data (2024)
In ZIP code 96112, the Section 8 program operates under specific economic guidelines that landlords should be aware of. The SAFMR (Small Area Fair Market Rent) for a two-bedroom apartment in this ZIP code for fiscal year 2026 is set at $1,110. This figure represents the maximum amount that the housing authority will pay towards rent for a unit of this size, based on the specific geographic area's rental market conditions.
Local market rent, according to the latest Census ACS data, stands at $542 for a two-bedroom unit in the same area. This indicates that the SAFMR is significantly higher than the average market rent, which could benefit landlords who participate in the program.
A Section 8 voucher works by covering the difference between the tenant’s contribution and the total rent. The tenant typically pays 30% of their adjusted income towards rent. In ZIP 96112, if we assume an average adjusted income for a tenant, they would contribute approximately $315 to the rent, based on the local market rent of $542. The remaining $227 would be covered by the housing authority, bringing the total payment close to the market rent but below the SAFMR.
The SAFMR of $1,110 includes utility allowances, which means that the housing authority also provides additional funds to cover utilities. However, these allowances are fixed and do not necessarily reflect the actual costs incurred by the landlord. It's important to note that the voucher reimbursement does not automatically mean receiving the full SAFMR amount; it depends on the tenant’s contribution and the actual market rent.
To illustrate, let’s break down the reimbursement process:
Given these numbers, landlords in ZIP 96112 who participate in Section 8 can expect a reimbursement gap or surplus when comparing the SAFMR to the local market rent. In this scenario, the SAFMR is $568 above the local market rent of $542. This means that even with the utility allowance, landlords might find themselves with a surplus if they manage to keep their rents at or slightly above the market rate. However, the actual surplus or gap will depend on the individual tenant’s income and the specific terms of the voucher.
Landlords should be prepared to negotiate and possibly adjust their rent expectations to align with the local market while still benefiting from the higher SAFMR cap. This can create a balanced situation where both the landlord and the tenant receive fair treatment under the program.
Data Sources: FMR data from HUD (2027). 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.