Housing market/California/ZIP 95334
ZIP 95334 Livingston, California
Merced, CA MSA · California. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.
ZIP brief
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HUD schedule, ACS stock, and the 90–110% band for ZIP 95334 · CA — sent to you.
ZIP 95334 · CA
ACS rent vs 2BR SAFMR
ZIP 95334 — Livingston, CA HUD Section 8 Payment Standards / SAFMR →ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.
Housing stock
ACS 2023 units-in-structure · ZCTA 95334
- 1-unit detached3,55080.6%
- 1-unit attached1443.3%
- 2–4 units1483.4%
- 5–49 units3327.5%
- 50+ units200.5%
- Mobile2134.8%
2–4 unit share 3.4% · 5–49 unit share 7.5% · combined 2–49 10.9%.
Units by bedrooms
Rent burden
- ACS median gross rent $1,340 (all bedrooms, occupied rentals).
- Median contract rent $1,101.
- Renters paying ≥30% of income 33.0%; ≥50% 11.2%.
- FY2027 2BR SAFMR $1,670 (1.246× ACS median gross rent).
Population
17,198 residents · ACS 2023
Change versus the 2018 ACS 5-year estimate: +2.5%.
ACS 5-year estimates lag current construction. This is not a forecast.
Assisted inventory
- LIHTC: 4 projects, 184 units.
- 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 80 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 95334 45.0% of occupied households are renters; vacancy is 5.6%; ACS median gross rent is $1,340; population increased +2.5% between the 2018 and 2023 ACS vintages; the housing stock includes 148 units in 2–4-unit structures and 332 units in 5–49-unit structures; 4 LIHTC projects totaling 184 units; FY2027 2BR SAFMR is $1,670 versus ACS median gross rent of $1,340. 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 95334 is a Census / HUD profile for Merced, CA. Not a listing page. Brokerage is Georgia; out-of-state work is referral.
ZIP 95334 — Livingston, CA HUD Section 8 Payment Standards / SAFMR·California ZIP directory
Nearby ZIPs in this FMR area
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 95334?
ZIP 95334 (Merced, CA MSA) has 17,198 residents, 4,164 households, a renter share of 45.0%, median household income of $75,867, and ACS 2023 median gross rent of $1,340. Vacancy is 5.6%. These are ZCTA estimates, not a property rent roll.
How much small multifamily housing is in 95334?
ACS counts 74 units in 2-unit buildings, 74 in 3–4 unit buildings, 60 in 5–9, 132 in 10–19, and 140 in 20–49. Combined 2–49 unit stock is 480 units. This is occupied-and-vacant stock, not listings for sale.
What is the Section 8 rent in 95334?
The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $1,670. See the full schedule and 90–110% payment-standard band on the ZIP 95334 — Livingston, CA HUD Section 8 Payment Standards / SAFMR.
Does this California ZIP profile include Georgia listings?
No. ZIP 95334 is Census / HUD research for Merced, CA MSA. 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.