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Orange County/Christmas/32709

32709

ZIPSAFMR
Orange County, FL
Zillow

ZIP Investment Score

67Below average

095130300
BRFMR
Eff. Rent
0 BR$1,320$1,450
1 BR$1,450$1,600
2 BR$1,670$1,840
3 BR$2,160$2,120
4 BR$2,480$2,550
5 BR$2,852Not available
6 BR$3,280Not available
7 BR$3,772Not available
8 BR$4,338Not available

Purchase Price Calculator

Maximum purchase price
$211,507

Cost breakdown

+Likely effective rent$1,840
HUD FMR$1,670
Market rent$2,000
Est. payment standard (110%)Used$1,840
-Principal and interest-$1,069
Loan amount$169,205
Down payment$42,301
Rate6.50%
Term30 years
-Operating costs-$571
Property taxes-$212
Insurance-$175
Utilities$0
HOA$0
Management-$184
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$29,525(69.8% ROI)
Projected value
$227,770
Return breakdown
Property appreciation+$16,263
Loan principal paid down+$6,062
Rental cash flow+$7,200
5-year hold
+$50,604(119.6% ROI)
Projected value
$239,300
Return breakdown
Property appreciation+$27,794
Loan principal paid down+$10,811
Rental cash flow+$12,000
10-year hold
+$108,999(257.7% ROI)
Projected value
$270,747
Return breakdown
Property appreciation+$59,240
Loan principal paid down+$25,760
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.69
1 BR
0.76
2 BR
0.83
3 BR
1.02
4 BR
0.96
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 32709 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 32709 (Christmas, FL) is $1,670 a month. That is unchanged from FY 2026. Christmas is in the Orlando-Kissimmee-Sanford, FL MSA, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 78 ZIP codes in Orange County, 32709 has the 75th-highest two-bedroom rent (county range $1,370–$2,690). The median county two-bedroom FMR in Florida is $1,474, so ZIP 32709 is 13% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 32709
BedroomsFY 2027Change90–110% range
Studio$1,3200.0%$1,188–$1,452
1BR$1,4500.0%$1,305–$1,595
2BR$1,6700.0%$1,503–$1,837
3BR$2,160−1.4%$1,944–$2,376
4BR$2,480−2.0%$2,232–$2,728

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 32709
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,320$1,450$1,670$2,160$2,480
FY 2026$1,320$1,450$1,670$2,190$2,530
FY 2025$1,410$1,520$1,740$2,280$2,670
FY 2024$1,300$1,430$1,650$2,160$2,570
FY 2023$1,160$1,290$1,500$1,960$2,350

Two-bedroom rent in nearby Orange County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 32709
32703$1,860+11.4%
32704$1,990+19.2%
32709Current$1,670—
32710$1,990+19.2%
32712$2,320+38.9%
32714$2,080+24.6%
32733$1,990+19.2%
32751$2,170+29.9%
32757$1,790+7.2%
32765$2,280+36.5%
32768$1,990+19.2%
32776$1,850+10.8%

Questions about ZIP 32709 rents

How much will Section 8 pay for a two-bedroom in ZIP 32709?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,670, that basic range is $1,503 to $1,837 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 32709 in?

ZIP 32709 is in the Orlando-Kissimmee-Sanford, FL 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 32709 for FY 2027?

The two-bedroom FMR was unchanged at $1,670 in FY 2027. Since FY 2023 it has risen 11.3%.

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

County fair market rentChristmas, FL fair market rentFL statewide rentsWhat is SAFMR?Data sources