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Santa Cruz County/Elgin/85611

85611

ZIPSAFMR
Santa Cruz County, AZ
Zillow

ZIP Investment Score

43Below average

095130300
BRFMR
Eff. Rent
0 BR$1,000$1,000
1 BR$1,150$1,150
2 BR$1,410$1,410
3 BR$1,960$1,960
4 BR$2,230$2,230
5 BR$2,565Not available
6 BR$2,949Not available
7 BR$3,392Not available
8 BR$3,900Not available

Purchase Price Calculator

Maximum purchase price
$147,609

Cost breakdown

+Likely effective rent$1,410
HUD FMRUsed$1,410
Market rentN/A
Est. payment standardN/A
-Principal and interest-$746
Loan amount$118,087
Down payment$29,522
Rate6.50%
Term30 years
-Operating costs-$464
Property taxes-$148
Insurance-$175
Utilities$0
HOA$0
Management-$141
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$22,781(77.2% ROI)
Projected value
$158,959
Return breakdown
Property appreciation+$11,350
Loan principal paid down+$4,231
Rental cash flow+$7,200
5-year hold
+$38,942(131.9% ROI)
Projected value
$167,006
Return breakdown
Property appreciation+$19,397
Loan principal paid down+$7,545
Rental cash flow+$12,000
10-year hold
+$83,320(282.2% ROI)
Projected value
$188,952
Return breakdown
Property appreciation+$41,343
Loan principal paid down+$17,977
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical
FY 2023-2027
FMR
FY2027
Property value
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Tax rate
--
Mortgage rate
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ZIP 85611 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 85611 (Elgin, AZ) is $1,410 a month. That is down 6.0% from $1,500 in FY 2026. Elgin is in the Santa Cruz County, AZ non-metropolitan FMR area. 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 county-wide two-bedroom FMR of $1,041. Among 8 ZIP codes in Santa Cruz County, 85611 has the 3rd-highest two-bedroom rent (county range $1,020–$1,560). The median county two-bedroom FMR in Arizona is $1,244, so ZIP 85611 is 13% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 85611
BedroomsFY 2027Change90–110% range
Studio$1,000−3.8%$900–$1,100
1BR$1,150−6.5%$1,035–$1,265
2BR$1,410−6.0%$1,269–$1,551
3BR$1,960−5.8%$1,764–$2,156
4BR$2,230−6.3%$2,007–$2,453

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 85611
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,000$1,150$1,410$1,960$2,230
FY 2026$1,040$1,230$1,500$2,080$2,380
FY 2025$1,020$1,220$1,470$2,050$2,320
FY 2024$930$1,090$1,320$1,860$2,210
FY 2023$850$930$1,170$1,660$1,980

Two-bedroom rent in nearby Santa Cruz County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 85611
85611Current$1,410—
85621$1,020−27.7%
85624$1,340−5.0%
85628$1,040−26.2%
85637$1,510+7.1%
85640$1,390−1.4%
85646$1,560+10.6%
85648$1,260−10.6%

Questions about ZIP 85611 rents

How much will Section 8 pay for a two-bedroom in ZIP 85611?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,041, which applies unless the housing authority uses Small Area FMRs, that basic range is $937 to $1,145 a month; under the ZIP-level Small Area FMR of $1,410 it would be $1,269 to $1,551. 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 85611 in?

ZIP 85611 is in the Santa Cruz County, AZ non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,041.

How much did fair market rent change in ZIP 85611 for FY 2027?

The two-bedroom FMR fell 6.0%, from $1,500 in FY 2026 to $1,410 in FY 2027. Since FY 2023 it has risen 20.5%.

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