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Douglas County/Zephyr Cove/89448

89448

ZIPSAFMR
Douglas County, NV
Zillow

ZIP Investment Score

39Below average

095130300
BRFMR
Eff. Rent
0 BR$1,390$1,530
1 BR$1,520$1,650
2 BR$1,990$2,190
3 BR$2,760$2,990
4 BR$3,330$3,480
5 BR$3,829Not available
6 BR$4,404Not available
7 BR$5,065Not available
8 BR$5,824Not available

Purchase Price Calculator

Maximum purchase price
$263,517

Cost breakdown

+Likely effective rent$2,190
HUD FMR$1,990
Market rent$2,510
Est. payment standard (110%)Used$2,190
-Principal and interest-$1,332
Loan amount$210,813
Down payment$52,703
Rate6.50%
Term30 years
-Operating costs-$658
Property taxes-$264
Insurance-$175
Utilities$0
HOA$0
Management-$219
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$35,015(66.4% ROI)
Projected value
$283,779
Return breakdown
Property appreciation+$20,262
Loan principal paid down+$7,553
Rental cash flow+$7,200
5-year hold
+$60,097(114.0% ROI)
Projected value
$298,145
Return breakdown
Property appreciation+$34,628
Loan principal paid down+$13,469
Rental cash flow+$12,000
10-year hold
+$129,901(246.5% ROI)
Projected value
$337,324
Return breakdown
Property appreciation+$73,807
Loan principal paid down+$32,094
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.85
1 BR
0.88
2 BR
0.79
3 BR
0.89
4 BR
0.94
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 89448 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 89448 (Zephyr Cove, NV) is $1,990 a month. That is up 1.5% from $1,960 in FY 2026. Zephyr Cove is in the Douglas County, NV 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 $1,594. Among 10 ZIP codes in Douglas County, 89448 has the 2nd-highest two-bedroom rent (county range $1,450–$2,020). The median county two-bedroom FMR in Nevada is $1,327, so ZIP 89448 is 50% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 89448
BedroomsFY 2027Change90–110% range
Studio$1,390+3.0%$1,251–$1,529
1BR$1,520−3.8%$1,368–$1,672
2BR$1,990+1.5%$1,791–$2,189
3BR$2,760+1.1%$2,484–$3,036
4BR$3,330+1.2%$2,997–$3,663

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 89448
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,390$1,520$1,990$2,760$3,330
FY 2026$1,350$1,580$1,960$2,730$3,290
FY 2025$1,210$1,440$1,760$2,470$2,960
FY 2024area FMR$979$1,192$1,444$2,035$2,213
FY 2023area FMR$884$1,080$1,300$1,848$1,960

Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.

Two-bedroom rent in nearby Douglas County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 89448
89410$1,520−23.6%
89411$1,770−11.1%
89413$1,570−21.1%
89423$2,020+1.5%
89444$1,450−27.1%
89448Current$1,990—
89449$1,640−17.6%
89460$1,490−25.1%
89701$1,490−25.1%
89705$1,450−27.1%

Questions about ZIP 89448 rents

How much will Section 8 pay for a two-bedroom in ZIP 89448?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,594, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,435 to $1,753 a month; under the ZIP-level Small Area FMR of $1,990 it would be $1,791 to $2,189. 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 89448 in?

ZIP 89448 is in the Douglas County, NV non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,594.

How much did fair market rent change in ZIP 89448 for FY 2027?

The two-bedroom FMR rose 1.5%, from $1,960 in FY 2026 to $1,990 in FY 2027. Since FY 2025 it has risen 13.1%.

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 rentZephyr Cove, NV fair market rentNV statewide rentsWhat is SAFMR?Data sources