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Bexar County/San Antonio/78261

78261

ZIPSAFMR
Bexar County, TX
Zillow

ZIP Investment Score

56Below average

095130300
BRFMR
Eff. Rent
0 BR$1,430$1,400
1 BR$1,560$1,500
2 BR$1,880$1,850
3 BR$2,430$1,940
4 BR$2,820$2,200
5 BR$3,243Not available
6 BR$3,729Not available
7 BR$4,289Not available
8 BR$4,932Not available

Purchase Price Calculator

Maximum purchase price
$212,993

Cost breakdown

+Likely effective rent$1,850
HUD FMR$1,880
Market rentUsed$1,850
Est. payment standard (99%)$1,860
-Principal and interest-$1,077
Loan amount$170,394
Down payment$42,599
Rate6.50%
Term30 years
-Operating costs-$573
Property taxes-$213
Insurance-$175
Utilities$0
HOA$0
Management-$185
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$29,682(69.7% ROI)
Projected value
$229,370
Return breakdown
Property appreciation+$16,377
Loan principal paid down+$6,105
Rental cash flow+$7,200
5-year hold
+$50,876(119.4% ROI)
Projected value
$240,982
Return breakdown
Property appreciation+$27,989
Loan principal paid down+$10,887
Rental cash flow+$12,000
10-year hold
+$109,597(257.3% ROI)
Projected value
$272,649
Return breakdown
Property appreciation+$59,656
Loan principal paid down+$25,941
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.02
1 BR
1.04
2 BR
1.02
3 BR
1.25
4 BR
1.28
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 78261 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 78261 (San Antonio, TX) is $1,880 a month. That is up 2.2% from $1,840 in FY 2026. San Antonio is in the San Antonio-New Braunfels, TX HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 104 ZIP codes in Bexar County, 78261 is tied for the 9th-highest two-bedroom rent (county range $1,020–$2,160). The median county two-bedroom FMR in Texas is $1,105, so ZIP 78261 is 70% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 78261
BedroomsFY 2027Change90–110% range
Studio$1,430+2.9%$1,287–$1,573
1BR$1,560+2.6%$1,404–$1,716
2BR$1,880+2.2%$1,692–$2,068
3BR$2,430+3.0%$2,187–$2,673
4BR$2,820+2.5%$2,538–$3,102

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 78261
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,430$1,560$1,880$2,430$2,820
FY 2026$1,390$1,520$1,840$2,360$2,750
FY 2025$1,420$1,570$1,910$2,430$2,850
FY 2024$1,410$1,580$1,930$2,440$2,920
FY 2023$1,280$1,480$1,790$2,280$2,770

Two-bedroom rent in nearby Bexar County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 78261
78254$1,870−0.5%
78255$1,920+2.1%
78256$1,690−10.1%
78257$1,820−3.2%
78258$1,830−2.7%
78259$1,720−8.5%
78260$2,090+11.2%
78261Current$1,880—
78263$1,330−29.3%
78264$1,390−26.1%
78265$1,430−23.9%
78266$2,160+14.9%

Questions about ZIP 78261 rents

How much will Section 8 pay for a two-bedroom in ZIP 78261?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,880, that basic range is $1,692 to $2,068 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 78261 in?

ZIP 78261 is in the San Antonio-New Braunfels, TX 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 78261 for FY 2027?

The two-bedroom FMR rose 2.2%, from $1,840 in FY 2026 to $1,880 in FY 2027. Since FY 2023 it has risen 5.0%.

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 rentSan Antonio, TX fair market rentTX statewide rentsWhat is SAFMR?Data sources