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San Diego County/San Marcos/92078

92078

ZIPSAFMR
San Diego County, CA
Zillow

ZIP Investment Score

73Below average

095130300
BRFMR
Eff. Rent
0 BR$2,480$2,260
1 BR$2,640$2,790
2 BR$3,190$3,110
3 BR$4,230$3,880
4 BR$5,110$4,770
5 BR$5,877Not available
6 BR$6,758Not available
7 BR$7,772Not available
8 BR$8,937Not available

Purchase Price Calculator

Maximum purchase price
$400,228

Cost breakdown

+Likely effective rent$3,110
HUD FMR$3,190
Market rentUsed$3,110
Est. payment standard (98%)$3,140
-Principal and interest-$2,024
Loan amount$320,183
Down payment$80,046
Rate6.50%
Term30 years
-Operating costs-$886
Property taxes-$400
Insurance-$175
Utilities$0
HOA$0
Management-$311
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$49,445(61.8% ROI)
Projected value
$431,002
Return breakdown
Property appreciation+$30,774
Loan principal paid down+$11,471
Rental cash flow+$7,200
5-year hold
+$85,050(106.3% ROI)
Projected value
$452,822
Return breakdown
Property appreciation+$52,593
Loan principal paid down+$20,457
Rental cash flow+$12,000
10-year hold
+$184,842(230.9% ROI)
Projected value
$512,326
Return breakdown
Property appreciation+$112,098
Loan principal paid down+$48,744
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.10
1 BR
0.92
2 BR
1.03
3 BR
1.09
4 BR
1.07
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 92078 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 92078 (San Marcos, CA) is $3,190 a month. That is down 5.6% from $3,380 in FY 2026. San Marcos is in the San Diego-Chula Vista-Carlsbad, CA MSA, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 174 ZIP codes in San Diego County, 92078 has the 39th-highest two-bedroom rent (county range $1,750–$4,230). The median county two-bedroom FMR in California is $1,725, so ZIP 92078 is 85% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 92078
BedroomsFY 2027Change90–110% range
Studio$2,480−3.9%$2,232–$2,728
1BR$2,640−4.7%$2,376–$2,904
2BR$3,190−5.6%$2,871–$3,509
3BR$4,230−6.0%$3,807–$4,653
4BR$5,110−6.4%$4,599–$5,621

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 92078
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,480$2,640$3,190$4,230$5,110
FY 2026$2,580$2,770$3,380$4,500$5,460
FY 2025$2,410$2,620$3,240$4,330$5,270
FY 2024$2,330$2,540$3,200$4,310$5,240
FY 2023$1,840$2,030$2,580$3,530$4,290

Two-bedroom rent in nearby San Diego County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 92078
92070$2,250−29.5%
92071$2,750−13.8%
92072$2,820−11.6%
92074$2,820−11.6%
92075$3,940+23.5%
92078Current$3,190—
92079$2,820−11.6%
92081$3,120−2.2%
92082$2,050−35.7%
92083$2,790−12.5%
92084$2,600−18.5%
92085$2,820−11.6%

Questions about ZIP 92078 rents

How much will Section 8 pay for a two-bedroom in ZIP 92078?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $3,190, that basic range is $2,871 to $3,509 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 92078 in?

ZIP 92078 is in the San Diego-Chula Vista-Carlsbad, CA 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 92078 for FY 2027?

The two-bedroom FMR fell 5.6%, from $3,380 in FY 2026 to $3,190 in FY 2027. Since FY 2023 it has risen 23.6%.

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, CA fair market rentCA statewide rentsWhat is SAFMR?Data sources