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San Diego County/Vista/92083

92083

ZIPSAFMR
San Diego County, CA
Zillow

ZIP Investment Score

74Below average

095130300
BRFMR
Eff. Rent
0 BR$2,170$2,200
1 BR$2,310$2,540
2 BR$2,790$3,030
3 BR$3,700$3,370
4 BR$4,470$3,730
5 BR$5,141Not available
6 BR$5,912Not available
7 BR$6,798Not available
8 BR$7,818Not available

Purchase Price Calculator

Maximum purchase price
$388,340

Cost breakdown

+Likely effective rent$3,030
HUD FMR$2,790
Market rent$3,160
Est. payment standard (109%)Used$3,030
-Principal and interest-$1,964
Loan amount$310,672
Down payment$77,668
Rate6.50%
Term30 years
-Operating costs-$866
Property taxes-$388
Insurance-$175
Utilities$0
HOA$0
Management-$303
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$48,190(62.0% ROI)
Projected value
$418,200
Return breakdown
Property appreciation+$29,860
Loan principal paid down+$11,131
Rental cash flow+$7,200
5-year hold
+$82,880(106.7% ROI)
Projected value
$439,371
Return breakdown
Property appreciation+$51,031
Loan principal paid down+$19,849
Rental cash flow+$12,000
10-year hold
+$180,064(231.8% ROI)
Projected value
$497,108
Return breakdown
Property appreciation+$108,768
Loan principal paid down+$47,296
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.98
1 BR
0.82
2 BR
0.88
3 BR
1.10
4 BR
1.20
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 92083 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 92083 (Vista, CA) is $2,790 a month. That is down 5.1% from $2,940 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, 92083 is tied for the 131st-highest two-bedroom rent (county range $1,750–$4,230). The median county two-bedroom FMR in California is $1,725, so ZIP 92083 is 62% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 92083
BedroomsFY 2027Change90–110% range
Studio$2,170−3.1%$1,953–$2,387
1BR$2,310−4.1%$2,079–$2,541
2BR$2,790−5.1%$2,511–$3,069
3BR$3,700−5.6%$3,330–$4,070
4BR$4,470−5.9%$4,023–$4,917

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 92083
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,170$2,310$2,790$3,700$4,470
FY 2026$2,240$2,410$2,940$3,920$4,750
FY 2025$2,000$2,170$2,680$3,580$4,360
FY 2024$1,880$2,060$2,590$3,490$4,240
FY 2023$1,630$1,790$2,280$3,120$3,790

Two-bedroom rent in nearby San Diego County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 92083
92074$2,820+1.1%
92075$3,940+41.2%
92078$3,190+14.3%
92079$2,820+1.1%
92081$3,120+11.8%
92082$2,050−26.5%
92083Current$2,790—
92084$2,600−6.8%
92085$2,820+1.1%
92086$1,840−34.1%
92088$2,820+1.1%
92091$3,510+25.8%

Questions about ZIP 92083 rents

How much will Section 8 pay for a two-bedroom in ZIP 92083?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,790, that basic range is $2,511 to $3,069 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 92083 in?

ZIP 92083 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 92083 for FY 2027?

The two-bedroom FMR fell 5.1%, from $2,940 in FY 2026 to $2,790 in FY 2027. Since FY 2023 it has risen 22.4%.

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