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Maricopa County/Mesa/85209

85209

ZIPSAFMR
Maricopa County, AZ
Zillow

ZIP Investment Score

68Below average

095130300
BRFMR
Eff. Rent
0 BR$1,550$1,670
1 BR$1,660$1,670
2 BR$1,930$1,940
3 BR$2,550$2,050
4 BR$2,820$2,430
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
$226,367

Cost breakdown

+Likely effective rent$1,940
HUD FMR$1,930
Market rent$1,940
Est. payment standard (100%)Used$1,940
-Principal and interest-$1,145
Loan amount$181,093
Down payment$45,273
Rate6.50%
Term30 years
-Operating costs-$595
Property taxes-$226
Insurance-$175
Utilities$0
HOA$0
Management-$194
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$31,094(68.7% ROI)
Projected value
$243,772
Return breakdown
Property appreciation+$17,405
Loan principal paid down+$6,488
Rental cash flow+$7,200
5-year hold
+$53,317(117.8% ROI)
Projected value
$256,113
Return breakdown
Property appreciation+$29,746
Loan principal paid down+$11,570
Rental cash flow+$12,000
10-year hold
+$114,971(253.9% ROI)
Projected value
$289,769
Return breakdown
Property appreciation+$63,402
Loan principal paid down+$27,569
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.90
1 BR
0.99
2 BR
0.99
3 BR
1.24
4 BR
1.16
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 85209 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 85209 (Mesa, AZ) is $1,930 a month. That is down 6.8% from $2,070 in FY 2026. Mesa is in the Phoenix-Mesa-Chandler, AZ MSA, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 185 ZIP codes in Maricopa County, 85209 is tied for the 57th-highest two-bedroom rent (county range $1,380–$2,600). The median county two-bedroom FMR in Arizona is $1,244, so ZIP 85209 is 55% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 85209
BedroomsFY 2027Change90–110% range
Studio$1,550−5.5%$1,395–$1,705
1BR$1,660−6.7%$1,494–$1,826
2BR$1,930−6.8%$1,737–$2,123
3BR$2,550−7.6%$2,295–$2,805
4BR$2,820−7.8%$2,538–$3,102

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 85209
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,550$1,660$1,930$2,550$2,820
FY 2026$1,640$1,780$2,070$2,760$3,060
FY 2025$1,740$1,910$2,220$2,990$3,340
FY 2024$1,660$1,810$2,130$2,880$3,280
FY 2023$1,530$1,670$1,980$2,710$3,090

Two-bedroom rent in nearby Maricopa County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 85209
85203$1,510−21.8%
85204$1,530−20.7%
85205$1,450−24.9%
85206$1,800−6.7%
85207$1,700−11.9%
85208$1,650−14.5%
85209Current$1,930—
85210$1,570−18.7%
85211$1,740−9.8%
85212$2,240+16.1%
85213$1,780−7.8%
85214$1,740−9.8%

Questions about ZIP 85209 rents

How much will Section 8 pay for a two-bedroom in ZIP 85209?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,930, that basic range is $1,737 to $2,123 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 85209 in?

ZIP 85209 is in the Phoenix-Mesa-Chandler, AZ 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 85209 for FY 2027?

The two-bedroom FMR fell 6.8%, from $2,070 in FY 2026 to $1,930 in FY 2027. Since FY 2023 it has fallen 2.5%.

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 rentMesa, AZ fair market rentAZ statewide rentsWhat is SAFMR?Data sources