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Caldwell County/San Marcos/78666

78666

ZIPSAFMR
Caldwell County, TX
Zillow

ZIP Investment Score

75Below average

095130300
BRFMR
Eff. Rent
0 BR$1,120$1,190
1 BR$1,190$1,140
2 BR$1,410$1,370
3 BR$1,780$1,880
4 BR$2,090$2,300
5 BR$2,404Not available
6 BR$2,764Not available
7 BR$3,179Not available
8 BR$3,655Not available

Purchase Price Calculator

Maximum purchase price
$141,665

Cost breakdown

+Likely effective rent$1,370
HUD FMR$1,410
Market rentUsed$1,370
Est. payment standard (98%)$1,380
-Principal and interest-$716
Loan amount$113,332
Down payment$28,333
Rate6.50%
Term30 years
-Operating costs-$454
Property taxes-$142
Insurance-$175
Utilities$0
HOA$0
Management-$137
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$22,153(78.2% ROI)
Projected value
$152,558
Return breakdown
Property appreciation+$10,893
Loan principal paid down+$4,060
Rental cash flow+$7,200
5-year hold
+$37,857(133.6% ROI)
Projected value
$160,281
Return breakdown
Property appreciation+$18,616
Loan principal paid down+$7,241
Rental cash flow+$12,000
10-year hold
+$80,932(285.6% ROI)
Projected value
$181,343
Return breakdown
Property appreciation+$39,678
Loan principal paid down+$17,254
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.91
1 BR
1.04
2 BR
1.03
3 BR
0.92
4 BR
0.78
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 78666 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 78666 (San Marcos, TX) is $1,410 a month. That is down 4.7% from $1,480 in FY 2026. San Marcos is in the Austin-Round Rock-San Marcos, TX MSA, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 15 ZIP codes in Caldwell County, 78666 has the 13th-highest two-bedroom rent (county range $1,160–$1,890). The median county two-bedroom FMR in Texas is $1,105, so ZIP 78666 is 28% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 78666
BedroomsFY 2027Change90–110% range
Studio$1,120−4.3%$1,008–$1,232
1BR$1,190−4.8%$1,071–$1,309
2BR$1,410−4.7%$1,269–$1,551
3BR$1,780−5.3%$1,602–$1,958
4BR$2,090−5.0%$1,881–$2,299

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 78666
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,120$1,190$1,410$1,780$2,090
FY 2026$1,170$1,250$1,480$1,880$2,200
FY 2025$1,220$1,300$1,540$1,960$2,280
FY 2024$1,200$1,290$1,520$1,950$2,250
FY 2023$980$1,090$1,280$1,640$1,910

Two-bedroom rent in nearby Caldwell County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 78666
78616$1,670+18.4%
78622$1,670+18.4%
78632$1,670+18.4%
78640$1,770+25.5%
78644$1,670+18.4%
78648$1,160−17.7%
78655$1,170−17.0%
78656$1,670+18.4%
78661$1,670+18.4%
78662$1,670+18.4%
78666Current$1,410—
78719$1,730+22.7%

Questions about ZIP 78666 rents

How much will Section 8 pay for a two-bedroom in ZIP 78666?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,410, that basic range is $1,269 to $1,551 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 78666 in?

ZIP 78666 is in the Austin-Round Rock-San Marcos, TX 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 78666 for FY 2027?

The two-bedroom FMR fell 4.7%, from $1,480 in FY 2026 to $1,410 in FY 2027. Since FY 2023 it has risen 10.2%.

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