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San Diego County/Vista/92081

92081

ZIPSAFMR
San Diego County, CA
Zillow

ZIP Investment Score

79Below average

095130300
BRFMR
Eff. Rent
0 BR$2,420$2,480
1 BR$2,580$2,840
2 BR$3,120$3,430
3 BR$4,140$4,070
4 BR$5,000$4,780
5 BR$5,750Not available
6 BR$6,612Not available
7 BR$7,604Not available
8 BR$8,745Not available

Purchase Price Calculator

Maximum purchase price
$447,780

Cost breakdown

+Likely effective rent$3,430
HUD FMR$3,120
Market rent$3,730
Est. payment standard (110%)Used$3,430
-Principal and interest-$2,264
Loan amount$358,224
Down payment$89,556
Rate6.50%
Term30 years
-Operating costs-$966
Property taxes-$448
Insurance-$175
Utilities$0
HOA$0
Management-$343
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$54,464(60.8% ROI)
Projected value
$482,210
Return breakdown
Property appreciation+$34,430
Loan principal paid down+$12,834
Rental cash flow+$7,200
5-year hold
+$93,729(104.7% ROI)
Projected value
$506,622
Return breakdown
Property appreciation+$58,842
Loan principal paid down+$22,887
Rental cash flow+$12,000
10-year hold
+$203,952(227.7% ROI)
Projected value
$573,196
Return breakdown
Property appreciation+$125,416
Loan principal paid down+$54,536
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.96
1 BR
0.82
2 BR
0.84
3 BR
1.02
4 BR
1.05
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 92081 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 92081 (Vista, CA) is $3,120 a month. That is down 7.7% from $3,380 in FY 2026. Vista 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, 92081 has the 41st-highest two-bedroom rent (county range $1,750–$4,230). The median county two-bedroom FMR in California is $1,725, so ZIP 92081 is 81% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 92081
BedroomsFY 2027Change90–110% range
Studio$2,420−6.2%$2,178–$2,662
1BR$2,580−6.9%$2,322–$2,838
2BR$3,120−7.7%$2,808–$3,432
3BR$4,140−8.0%$3,726–$4,554
4BR$5,000−8.4%$4,500–$5,500

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 92081
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,420$2,580$3,120$4,140$5,000
FY 2026$2,580$2,770$3,380$4,500$5,460
FY 2025$2,270$2,470$3,050$4,080$4,970
FY 2024$2,210$2,410$3,040$4,100$4,980
FY 2023$1,940$2,140$2,720$3,720$4,520

Two-bedroom rent in nearby San Diego County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 92081
92072$2,820−9.6%
92074$2,820−9.6%
92075$3,940+26.3%
92078$3,190+2.2%
92079$2,820−9.6%
92081Current$3,120—
92082$2,050−34.3%
92083$2,790−10.6%
92084$2,600−16.7%
92085$2,820−9.6%
92086$1,840−41.0%
92088$2,820−9.6%

Questions about ZIP 92081 rents

How much will Section 8 pay for a two-bedroom in ZIP 92081?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $3,120, that basic range is $2,808 to $3,432 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 92081 in?

ZIP 92081 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 92081 for FY 2027?

The two-bedroom FMR fell 7.7%, from $3,380 in FY 2026 to $3,120 in FY 2027. Since FY 2023 it has risen 14.7%.

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