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Miami-Dade County/Miami Beach/33109

33109

ZIPSAFMR
Miami-Dade County, FL
Zillow

ZIP Investment Score

10Below average

095130300
BRFMR
Eff. Rent
0 BR$2,810$2,290
1 BR$3,050$3,360
2 BR$3,690$4,060
3 BR$4,710$5,180
4 BR$5,390$5,930
5 BR$6,198Not available
6 BR$7,128Not available
7 BR$8,198Not available
8 BR$9,427Not available

Purchase Price Calculator

Maximum purchase price
$541,398

Cost breakdown

+Likely effective rent$4,060
HUD FMR$3,690
Market rent$6,960
Est. payment standard (110%)Used$4,060
-Principal and interest-$2,738
Loan amount$433,118
Down payment$108,280
Rate6.50%
Term30 years
-Operating costs-$1,122
Property taxes-$541
Insurance-$175
Utilities$0
HOA$0
Management-$406
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$64,346(59.4% ROI)
Projected value
$583,026
Return breakdown
Property appreciation+$41,628
Loan principal paid down+$15,518
Rental cash flow+$7,200
5-year hold
+$110,816(102.3% ROI)
Projected value
$612,542
Return breakdown
Property appreciation+$71,144
Loan principal paid down+$27,672
Rental cash flow+$12,000
10-year hold
+$241,575(223.1% ROI)
Projected value
$693,035
Return breakdown
Property appreciation+$151,637
Loan principal paid down+$65,937
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.23
1 BR
0.66
2 BR
0.53
3 BR
0.38
4 BR
0.36
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 33109 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 33109 (Miami Beach, FL) is $3,690 a month. That is up 3.1% from $3,580 in FY 2026. Miami Beach is in the Miami-Miami Beach-Kendall, FL HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 119 ZIP codes in Miami-Dade County, 33109 has the 8th-highest two-bedroom rent (county range $2,010–$3,850). The median county two-bedroom FMR in Florida is $1,474, so ZIP 33109 is 150% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 33109
BedroomsFY 2027Change90–110% range
Studio$2,810+4.5%$2,529–$3,091
1BR$3,050+4.1%$2,745–$3,355
2BR$3,690+3.1%$3,321–$4,059
3BR$4,710+2.6%$4,239–$5,181
4BR$5,390+1.5%$4,851–$5,929

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 33109
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,810$3,050$3,690$4,710$5,390
FY 2026$2,690$2,930$3,580$4,590$5,310
FY 2025$2,530$2,800$3,440$4,450$5,210
FY 2024$2,520$2,820$3,470$4,530$5,360
FY 2023$2,040$2,310$2,880$3,790$4,490

Two-bedroom rent in nearby Miami-Dade County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 33109
33092$2,560−30.6%
33101$2,560−30.6%
33106$2,560−30.6%
33109Current$3,690—
33114$2,560−30.6%
33116$2,560−30.6%
33119$2,560−30.6%
33122$3,500−5.1%
33124$2,560−30.6%
33125$2,470−33.1%
33126$2,690−27.1%
33127$2,060−44.2%

Questions about ZIP 33109 rents

How much will Section 8 pay for a two-bedroom in ZIP 33109?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $3,690, that basic range is $3,321 to $4,059 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 33109 in?

ZIP 33109 is in the Miami-Miami Beach-Kendall, FL HUD Metro FMR Area. 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 33109 for FY 2027?

The two-bedroom FMR rose 3.1%, from $3,580 in FY 2026 to $3,690 in FY 2027. Since FY 2023 it has risen 28.1%.

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 rentMiami Beach, FL fair market rentFL statewide rentsWhat is SAFMR?Data sources