Not enough rental comps in this area to determine how FMR aligns with current market rates.
Historical
FY 2023-2027
FMR
FY2027
Property value
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Tax rate
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Mortgage rate
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ZIP 91931 fair market rent, FY 2027
For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 91931 (Guatay, CA) is $3,060 a month. That is down 5.8% from $3,250 in FY 2026. Guatay is in the San Diego-Chula Vista-Carlsbad, CA MSA, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 174 ZIP codes in San Diego County, 91931 has the 45th-highest two-bedroom rent (county range $1,750–$4,230). The median county two-bedroom FMR in California is $1,725, so ZIP 91931 is 77% above it.
FY 2027 rent by bedroom
FY 2027 fair market rent by bedroom for 91931
Bedrooms
FY 2026
FY 2027
Change
90–110% range
Studio
$2,480
$2,370
−4.4%
$2,133–$2,607
1BR
$2,660
$2,530
−4.9%
$2,277–$2,783
2BR
$3,250
$3,060
−5.8%
$2,754–$3,366
3BR
$4,320
$4,050
−6.2%
$3,645–$4,455
4BR
$5,240
$4,910
−6.3%
$4,419–$5,401
Fair market rent history, FY 2023–2027
Fair market rent by fiscal year for 91931
Fiscal year
Studio
1BR
2BR
3BR
4BR
FY 2027
$2,370
$2,530
$3,060
$4,050
$4,910
FY 2026
$2,480
$2,660
$3,250
$4,320
$5,240
FY 2025
$2,450
$2,660
$3,290
$4,400
$5,360
FY 2024
$2,330
$2,540
$3,200
$4,310
$5,230
FY 2023
$1,730
$1,910
$2,430
$3,320
$4,030
Two-bedroom rent in nearby San Diego County ZIP codes
How much will Section 8 pay for a two-bedroom in ZIP 91931?
Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $3,060, that basic range is $2,754 to $3,366 a month. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.
Which HUD fair market rent area is ZIP 91931 in?
ZIP 91931 is in the San Diego-Chula Vista-Carlsbad, CA MSA. HUD requires Small Area FMRs in this area, so payment standards are set by ZIP code.
How much did fair market rent change in ZIP 91931 for FY 2027?
The two-bedroom FMR fell 5.8%, from $3,250 in FY 2026 to $3,060 in FY 2027. Since FY 2023 it has risen 25.9%.
When do FY 2027 fair market rents take effect?
HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.
Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set