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Lee County/Saint James City/33956

33956

ZIPSAFMR
Lee County, FL
Zillow

ZIP Investment Score

57Below average

095130300
BRFMR
Eff. Rent
0 BR$2,330$1,820
1 BR$2,340$1,570
2 BR$2,750$2,800
3 BR$3,560$2,550
4 BR$3,920$4,230
5 BR$4,508Not available
6 BR$5,184Not available
7 BR$5,962Not available
8 BR$6,856Not available

Purchase Price Calculator

Maximum purchase price
$354,162

Cost breakdown

+Likely effective rent$2,800
HUD FMR$2,750
Market rent$2,830
Est. payment standard (102%)Used$2,800
-Principal and interest-$1,791
Loan amount$283,330
Down payment$70,832
Rate6.50%
Term30 years
-Operating costs-$809
Property taxes-$354
Insurance-$175
Utilities$0
HOA$0
Management-$280
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$44,583(62.9% ROI)
Projected value
$381,394
Return breakdown
Property appreciation+$27,232
Loan principal paid down+$10,151
Rental cash flow+$7,200
5-year hold
+$76,642(108.2% ROI)
Projected value
$400,702
Return breakdown
Property appreciation+$46,540
Loan principal paid down+$18,102
Rental cash flow+$12,000
10-year hold
+$166,329(234.8% ROI)
Projected value
$453,358
Return breakdown
Property appreciation+$99,195
Loan principal paid down+$43,134
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.28
1 BR
1.49
2 BR
0.97
3 BR
1.40
4 BR
0.89
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 33956 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 33956 (Saint James City, FL) is $2,750 a month. That is down 6.5% from $2,940 in FY 2026. Saint James City is in the Cape Coral-Fort Myers, 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 $1,835. Among 50 ZIP codes in Lee County, 33956 has the highest two-bedroom rent (county range $1,770–$2,750). The median county two-bedroom FMR in Florida is $1,474, so ZIP 33956 is 87% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 33956
BedroomsFY 2027Change90–110% range
Studio$2,330−4.5%$2,097–$2,563
1BR$2,340−4.9%$2,106–$2,574
2BR$2,750−6.5%$2,475–$3,025
3BR$3,560−7.3%$3,204–$3,916
4BR$3,920−7.8%$3,528–$4,312

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 33956
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,330$2,340$2,750$3,560$3,920
FY 2026$2,440$2,460$2,940$3,840$4,250
FY 2025$2,070$2,080$2,580$3,390$3,770
FY 2024$1,650$1,650$2,080$2,730$3,100
FY 2023$1,150$1,160$1,470$1,920$2,190

Two-bedroom rent in nearby Lee County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 33956
33945$1,840−33.1%
33955$1,820−33.8%
33956Current$2,750—
33957$2,710−1.5%
33965$1,850−32.7%
33966$1,990−27.6%
33967$1,960−28.7%
33970$1,840−33.1%
33971$1,970−28.4%
33972$1,770−35.6%
33973$1,770−35.6%
33974$1,950−29.1%

Questions about ZIP 33956 rents

How much will Section 8 pay for a two-bedroom in ZIP 33956?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,835, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,652 to $2,019 a month; under the ZIP-level Small Area FMR of $2,750 it would be $2,475 to $3,025. 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 33956 in?

ZIP 33956 is in the Cape Coral-Fort Myers, FL MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,835.

How much did fair market rent change in ZIP 33956 for FY 2027?

The two-bedroom FMR fell 6.5%, from $2,940 in FY 2026 to $2,750 in FY 2027. Since FY 2023 it has risen 87.1%.

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 rentSaint James City, FL fair market rentFL statewide rentsWhat is SAFMR?Data sources