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California: Section 8 properties with a decision coming

HUD's file lists 1,855 active project-based assistance contracts in California, covering 118,302 assisted units. 457 of them reach their final expiration date by Oct 2028, when the owner has to choose whether and how to renew. 597 Section 8 HAP contracts pay rents under 90% of the area's Fair Market Rent, a first sign of a property that could qualify for a rent increase at renewal.

1,855active contracts on 1,787 properties
457reaching final expiration by Oct 2028 (13,652 assisted units)
597HAP contracts with rents under 90% of FMR
14FHA-insured apartment loans maturing within five years

Contracts reaching final expiration by Oct 2028

These contracts end their overall term within two years of HUD's October 6, 2026 file. The owner chooses among the renewal options the property qualifies for, and an owner who wants out has to give tenants at least a year's notice. "Rent vs FMR" is HUD's ratio of contract rent to the area's Fair Market Rent.

PropertyUnitsAssistedContract typeFinal expirationRent vs FMRHUD loan
Homeward BoundLos Angeles, LOS ANGELES County44PRAC/811Oct 202636%202/811
Scherer Park AptsLong Beach, Los Angeles County5857Sec 8 NCOct 202683%
Rosevine ApartmentsBerkeley, Alameda County109PRAC/811Oct 202661%202/811
Pasadena Accessible ApartmentsPasadena, Los Angeles County1312PRAC/811Oct 202658%202/811
Hagan PlaceLaguna Beach, Orange County2524PRAC/811Oct 202628%202/811
Greenfield ManorLos Angeles, Los Angeles County55PRAC/811Oct 202670%202/811
Edenvale Supportive HousingSan Jose, Santa Clara County1514PRAC/811Oct 202648%202/811
Desert WillowRidgecrest, Kern County1514PRAC/811Oct 202662%202/811
Figueroa Gardens AptsLos Angeles, Los Angeles County8871PreservationNov 202671%
Foothill GardensTujunga, Los Angeles County5453Sec 8 NCNov 202676%
Kirker CourtClayton, Contra Costa County2020PRAC/811Nov 202667%202/811
Simpson VillasLos Angeles, Los Angeles County55Sec 8 NCNov 202689%
St Nicholas Cedars ManorLos Angeles, Los Angeles County2626Sec 8 NCNov 202676%
Tujunga GardensTujunga, Los Angeles County5453Sec 8 NCNov 202676%
Las Lomas GardensLa Habra, Orange County11293PreservationNov 202676%
Homeward Bound - HawthorneCulver City, Los Angeles County88PRAC/811Nov 202643%202/811
Homeward Bound-Los AngelesLos Angeles, Los Angeles County88PRAC/811Nov 202650%202/811
Casa Doro IIPasadena, Los Angeles County66PRAC/811Nov 202654%202/811
Casa D' Oro IPasadena, Los Angeles County66PRAC/811Nov 202655%202/811
Subsidized Housing Corporation 65Pomona, Los Angeles County311Sec 8 NCNov 202655%
Subsidized Housing Corporation 28Compton, Los Angeles County111Sec 8 NCNov 202643%
Subsidized Housing Corporation 28Compton, Los Angeles County111Sec 8 NCNov 202656%
Subsidized Housing Corporation 35Pasadena, Los Angeles County121Sec 8 NCNov 202653%
Subsidized Housing Corporation 35Pasadena, Los Angeles County121Sec 8 NCNov 202650%
Caldera PlaceConcord, Contra Costa County1211PRAC/811Nov 202672%202/811
Homeward Bound 2000Inglewood, Los Angeles County22PRAC/811Nov 202686%202/811
Mitchell HouseVista, SAN DIEGO County66PRAC/811Nov 202694%202/811
Reseda HorizonGranada Hills, Los Angeles County66PRAC/811Nov 2026120%202/811
Vista HouseVista, San Diego County66PRAC/811Nov 202679%202/811
Alexander CenterArbuckle, Colusa County5050515/8 NCDec 202684%
Amar PlazaLa Puente, LOS ANGELES County9642LMSADec 202626%
Cannon AptsLos Angeles, Los Angeles County3535PreservationDec 202664%Flexible Subsidy
Casa LindaSanta Cruz, Santa Cruz County2120PRAC/811Dec 202638%202/811
Crescent ParkRichmond, Contra Costa County378341PreservationDec 202669%
Diamond View AptsSan Francisco, San Francisco County5843PreservationDec 202662%
Eras Home IICulver City, Los Angeles County66PRAC/811Dec 202626%202/811
Kelso Court Group HomeSonora, Tuolumne County76PRAC/811Dec 202682%202/811
Merced GardensMerced, Merced County4747Sec 8 NCDec 202669%
Project HomelifeWhittier, LOS ANGELES County33PRAC/811Dec 202633%202/811
Project RoherSan Marcos, San Diego County1212PRAC/811Dec 202679%202/811
 Source: HUD Multifamily Assistance and Section 8 Contracts database, data as of October 6, 2026.

Section 8 contracts paying well under Fair Market Rent

HAP contracts with at least 20 assisted units whose rent-to-FMR ratio in HUD's file is under 90%, lowest first. Below-market contract rents are what HUD's Mark-Up-to-Market renewal option addresses, if the property qualifies; a rent comparability study, not this ratio, decides the new rents. "Run math" loads the size and ratio into the offer calculator.

PropertyUnitsAssistedRent vs FMRFinal expirationCurrent term ends
Amar PlazaLa Puente, LOS ANGELES County964226%Dec 2026Dec 2026Run math
Lompoc Gardens RadLompoc, Santa Barbara County747435%Nov 2035Nov 2035Run math
Gonzales Family RadGonzales, Monterey County302937%May 2036May 2027Run math
Granada GardensGranada Hills, Los Angeles County1693338%Aug 2029Aug 2027Run math
Lompoc TerraceLompoc, Santa Barbara County393938%Mar 2034Mar 2034Run math
Salinas Family RadSalinas, Monterey County17015838%May 2036May 2036Run math
Turnagain ArmsFallbrook, San Diego County802238%Sep 2028Sep 2027Run math
East Salinas Family RadSalinas, Monterey County18818338%May 2036May 2036Run math
Grace Manor , IncCarson, LOS ANGELES County383039%Jun 2028Jun 2027Run math
Haven 501Los Angeles, Los Angeles County504839%Jul 2041Jul 2027Run math
Casa DevelopmentLos Angeles, Los Angeles County15815841%May 2027May 2027Run math
South County RadGonzales, Monterey County706841%May 2036May 2036Run math
Main Street Housing, LpLos Angeles, Los Angeles County303043%Sep 2035Sep 2035Run math
Griffith Kilgore GardensLos Angeles, Los Angeles County905143%Dec 2041Dec 2026Run math
Los Angeles GardensLos Angeles, Los Angeles County10110145%May 2027May 2027Run math
Metro West Village AptsLos Angeles, Los Angeles County404047%Oct 2042Oct 2026Run math
Poway VillasPoway, San Diego County605949%Oct 2031Oct 2026Run math
Donald Jordan Sr. ManorGarden Grove, Orange County656549%Feb 2040Feb 2027Run math
Klein ManorLos Alamitos, Orange County717049%Aug 2041Aug 2027Run math
Leaster ApartmentsLos Angeles, Los Angeles County844849%Mar 2036Mar 2027Run math
Friendship Village OneSan Francisco, San Francisco County686850%May 2044May 2027Run math
Friendship Village TwoSan Francisco, San Francisco County909051%May 2044May 2027Run math
Magnolia Commons @ James Magill PlazaFowler, Fresno County602053%Dec 2037Dec 2037Run math
EldoradoOceanside, San Diego County868353%Aug 2032Aug 2027Run math
New Wilmington Arms-2Compton, Los Angeles County16416453%Apr 2031Apr 2027Run math
Parlier Oak Grove RadParlier, Fresno County505053%Mar 2038Mar 2038Run math
East 35th Street AptsPalmdale, Los Angeles County484854%Oct 2035Oct 2026Run math
Silvercrest - Chula VistaChula Vista, San Diego County757454%Nov 2032Nov 2026Run math
San Lorenzo Ruiz CenterSan Francisco, San Francisco County14714554%Jan 2027Jan 2027Run math
Virginia TerraceBarstow, San Bernardino County767554%Aug 2035Aug 2027Run math
 Source: HUD Multifamily Assistance and Section 8 Contracts database, data as of October 6, 2026. HUD describes the ratio as a guide only.

HUD-insured loans maturing in the next five years

A HUD loan amortizes to zero, so a near maturity usually means a small balance left on an older building. The list shows only what HUD's file says: the loan, its balance and its maturity date. It says nothing about any owner's plans, other debt or willingness to sell.

PropertyUnitsProgramBalanceMatures
Regency Court Senior AptsSalinas 93906 · FHA 12198016 120 542(c) $292,049 Jun 2027
Village Place AptsSan Diego 92101 · FHA 12998004 47 542(c) $90,333 Oct 2027
Lakeview I ApartmentsLake Elsinore 92571 · FHA 14397262 88 542(b) $3,696,740 Apr 2028
Meadowview I ApartmentsPerris 92571 · FHA 14397264 88 542(b) $3,730,384 Apr 2028
Aspen Family ApartmentsMilpitas 95035 · FHA 12197264 101 542(b) $6,804,384 May 2028
Camden PlaceLa Palma 90623 · FHA 14398012 35 542(c) $254,211 Dec 2028
Victoria ApartmentsConcord 94520 · FHA 12111055 12 223(f) $70,880 Aug 2029
Dana Strand ApartmentsLos Angeles 90744 · FHA 12297262 100 542(b) $6,692,772 Aug 2029
Coronado PlaceLos Angeles 90057 · FHA 12298031 41 542(c) $1,236,685 Dec 2029
Duchow Way AptsFolsom 95630 · FHA 13698008 81 542(c) $397,862 Jan 2030
Tahoe Valley AptsLake Tahoe 96150 · FHA 13698010 7 542(c) $576,332 Jan 2030
Sangnok VillaLos Angeles 90057 · FHA 12235676 60 223(a)(7) $213,130 Feb 2030
Stonegate AptsSan Jose 95134 · FHA 12198026 120 542(c) $2,474,660 Mar 2030
Villa SavannahSan Jose 95134 · FHA 12198027 140 542(c) $2,893,354 Mar 2030
Source: HUD Insured Multifamily Mortgages file, data as of September 30, 2026.

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Before you call an owner

Write to the owner of record from the county's deed records; HUD's file shows the contract, not the deed. Never contact residents or on-site staff about a sale, and never suggest to residents that their housing is about to change.

Buying the property means HUD has to approve you to take over the contract. Read what HUD reviews when a Section 8 property sells before you write a letter of intent.

Price it, then finance it

Use the offer calculator to value the property at today's contract rents and at market rents, then send the deal to the desk for acquisition financing.

Not affiliated with HUD. Inclusion here doesn't mean a property is for sale. How this data is built.