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Housing market/California/ZIP 91316

ACS 2023 · FY2027 SAFMR

ZIP 91316 Encino, California

Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area · California. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.

Population
29,246
Households
12,874
Median HH income
$90,802
Renter share
49.8%
Median gross rent
$2,104
Vacancy
5.3%
Pop. change
-2.4%
2BR SAFMR
$3,650
SAFMR / rent
1.735×
2–49 unit stock
3,535
LIHTC proj / units
—
HUD assisted MF
—

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 91316 · CA — sent to you.

ZIP 91316 · CA

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ACS rent vs 2BR SAFMR

ZIP 91316 — Encino, CA HUD Section 8 Payment Standards / SAFMR →
ACS median rent$2,104
2BR SAFMR$3,650
90% floor$3,285
110% ceiling$4,015

ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.

Housing stock

ACS 2023 units-in-structure · ZCTA 91316

  • 1-unit detached5,45840.1%
  • 1-unit attached5343.9%
  • 2–4 units1331.0%
  • 5–49 units3,40225.0%
  • 50+ units4,05029.8%
  • Mobile210.2%
TypeUnitsShare
1-unit detached5,45840.1%
1-unit attached5343.9%
2 units (duplex)680.5%
3–4 units650.5%
5–9 units1761.3%
10–19 units4423.2%
20–49 units2,78420.5%
50+ units4,05029.8%
Mobile210.2%

2–4 unit share 1.0% · 5–49 unit share 25.0% · combined 2–49 26.0%.

Units by bedrooms

Studio
550
1BR
2,965
2BR
4,645
3BR
3,046
4BR
1,423
5+
973

Rent burden

Rent ≥30% of income61.8%
Rent ≥50% of income33.6%
  • ACS median gross rent $2,104 (all bedrooms, occupied rentals).
  • Median contract rent $1,892.
  • Renters paying ≥30% of income 61.8%; ≥50% 33.6%.
  • FY2027 2BR SAFMR $3,650 (1.735× ACS median gross rent).

Population

29,246 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: -2.4%.

ACS 5-year estimates lag current construction. This is not a forecast.

Assisted inventory

  • LIHTC: not published for this ZIP.
  • HUD project-based assisted MF: not published for this ZIP.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 10,633 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.

Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.

What the data shows

ZIP 91316 49.8% of occupied households are renters; vacancy is 5.3%; ACS median gross rent is $2,104; population changed -2.4% between the 2018 and 2023 ACS vintages; the housing stock includes 133 units in 2–4-unit structures and 3,402 units in 5–49-unit structures; FY2027 2BR SAFMR is $3,650 versus ACS median gross rent of $2,104. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.

California research

ZIP 91316 is a Census / HUD profile for Los Angeles-Long Beach-Glendale, CA. Not a listing page. Brokerage is Georgia; out-of-state work is referral.

ZIP 91316 — Encino, CA HUD Section 8 Payment Standards / SAFMR·California ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
90001Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area64.4%$1,471$2,33090002Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area59.3%$1,509$2,33090003Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area73.4%$1,515$2,24090004Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area83.1%$1,752$3,19090005Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area91.0%$1,648$3,23090006Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area89.9%$1,396$2,56090007Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area89.6%$1,480$2,38090008Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area69.6%$1,589$2,64090009Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area——$2,96090010Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area82.2%$2,621$3,89090011Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area73.7%$1,497$2,32090012Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area91.8%$2,116$3,150

Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is California research. Brokerage is Georgia.

FAQ

What is the housing market like in ZIP 91316?

ZIP 91316 (Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area) has 29,246 residents, 12,874 households, a renter share of 49.8%, median household income of $90,802, and ACS 2023 median gross rent of $2,104. Vacancy is 5.3%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 91316?

ACS counts 68 units in 2-unit buildings, 65 in 3–4 unit buildings, 176 in 5–9, 442 in 10–19, and 2,784 in 20–49. Combined 2–49 unit stock is 3,535 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 91316?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $3,650. See the full schedule and 90–110% payment-standard band on the ZIP 91316 — Encino, CA HUD Section 8 Payment Standards / SAFMR.

Does this California ZIP profile include Georgia listings?

No. ZIP 91316 is Census / HUD research for Los Angeles-Long Beach-Glendale, CA HUD Metro FMR Area. Jeff Crowe CRE does not list California property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.