33863

ZIPSAFMR

Polk County, FL

ZIP Investment Score

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,260	$1,040	7.7%
1 BR	$1,340	$1,370	9.9%
2 BR	$1,610	$1,500	8.8%
3 BR	$2,210	$1,800	9.6%
4 BR	$2,690	$2,190	8.3%
5 BR	$3,093	Not available	8.3%
6 BR	$3,558	Not available	8.3%
7 BR	$4,091	Not available	8.3%
8 BR	$4,705	Not available	8.3%

Purchase Price Calculator

Maximum purchase price

$160,983

Cost breakdown

+Likely effective rent$1,500

HUD FMR$1,610

Market rentUsed$1,500

Est. payment standard (96%)$1,540

-Principal and interest-$814

Loan amount$128,786

Down payment$32,197

Rate6.50%

Term30 years

-Operating costs-$486

Property taxes-$161

Insurance-$175

Utilities$0

HOA$0

Management-$150

=Target cash flow+$200

Calculation mode

BedroomsCash-flow target

Down payment methodDown payment %

HOA / mo

Utilities methodUtilities amount

Management methodManagement % of rent

Hold period projections

Annual appreciation rate

3-year hold

+$24,192(75.1% ROI)

Projected value

$173,361

Return breakdown

Property appreciation+$12,378

Loan principal paid down+$4,614

Rental cash flow+$7,200

5-year hold

+$41,383(128.5% ROI)

Projected value

$182,137

Return breakdown

Property appreciation+$21,154

Loan principal paid down+$8,228

Rental cash flow+$12,000

10-year hold

+$88,695(275.5% ROI)

Projected value

$206,072

Return breakdown

Property appreciation+$45,089

Loan principal paid down+$19,606

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

1.21ratio

FMR$1,260

Market$1,040

vs market+$220

FMR is above market; underwrite to market rent.

1.21

1 BR

0.97ratio

FMR$1,340

Market$1,380

vs market-$40

FMR is near market; voucher and private rents are aligned.

0.97

2 BR

1.07ratio

FMR$1,610

Market$1,500

vs market+$110

FMR is near market; voucher and private rents are aligned.

1.07

3 BR

1.23ratio

FMR$2,210

Market$1,800

vs market+$410

FMR is above market; underwrite to market rent.

1.23

4 BR

1.23ratio

FMR$2,690

Market$2,190

vs market+$500

FMR is above market; underwrite to market rent.

1.23

0.700.800.901.001.101.201.30aligned range

Historical

FY 2023-2027

FMR: FY2027
Market rent: last ~365 days
Property value: --
Tax rate: --
Mortgage rate: --

ZIP 33863 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 33863 (Nichols, FL) is $1,610 a month. That is up 7.3% from $1,500 in FY 2026. Nichols is in the Lakeland-Winter Haven, FL MSA. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the metro-wide two-bedroom FMR of $1,608. Among 58 ZIP codes in Polk County, 33863 is tied for the 18th-highest two-bedroom rent (county range $1,350–$2,800). The median county two-bedroom FMR in Florida is $1,474, so ZIP 33863 is 9% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 33863
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,230	$1,260	+2.4%	$1,134–$1,386
1BR	$1,230	$1,340	+8.9%	$1,206–$1,474
2BR	$1,500	$1,610	+7.3%	$1,449–$1,771
3BR	$2,030	$2,210	+8.9%	$1,989–$2,431
4BR	$2,520	$2,690	+6.7%	$2,421–$2,959

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 33863
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,260	$1,340	$1,610	$2,210	$2,690
FY 2026	$1,230	$1,230	$1,500	$2,030	$2,520
FY 2025	$1,090	$1,090	$1,340	$1,800	$2,250
FY 2024	$1,010	$1,010	$1,250	$1,680	$2,120
FY 2023	$930	$940	$1,160	$1,570	$1,980

Two-bedroom rent in nearby Polk County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 33863
33850	$1,350	−16.1%
33851	$1,580	−1.9%
33853	$1,350	−16.1%
33854	$1,350	−16.1%
33855	$1,410	−12.4%
33856	$1,350	−16.1%
33858	$2,350	+46.0%
33859	$1,510	−6.2%
33860	$1,470	−8.7%
33863Current	$1,610	—
33867	$1,420	−11.8%
33868	$1,360	−15.5%

Questions about ZIP 33863 rents

How much will Section 8 pay for a two-bedroom in ZIP 33863?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,608, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,447 to $1,769 a month; under the ZIP-level Small Area FMR of $1,610 it would be $1,449 to $1,771. 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 33863 in?

ZIP 33863 is in the Lakeland-Winter Haven, FL MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,608.

How much did fair market rent change in ZIP 33863 for FY 2027?

The two-bedroom FMR rose 7.3%, from $1,500 in FY 2026 to $1,610 in FY 2027. Since FY 2023 it has risen 38.8%.

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 rent Nichols, FL fair market rent FL statewide rents What is SAFMR?Data sources