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San Diego County/Rancho Santa Fe/92091

92091

ZIPSAFMR
San Diego County, CA
Zillow

ZIP Investment Score

39Below average

095130300
BRFMR
Eff. Rent
0 BR$2,680$2,780
1 BR$2,860$3,150
2 BR$3,510$3,860
3 BR$4,690$5,160
4 BR$5,700$6,270
5 BR$6,555Not available
6 BR$7,538Not available
7 BR$8,669Not available
8 BR$9,969Not available

Purchase Price Calculator

Maximum purchase price
$511,678

Cost breakdown

+Likely effective rent$3,860
HUD FMR$3,510
Market rent$4,700
Est. payment standard (110%)Used$3,860
-Principal and interest-$2,587
Loan amount$409,342
Down payment$102,336
Rate6.50%
Term30 years
-Operating costs-$1,073
Property taxes-$512
Insurance-$175
Utilities$0
HOA$0
Management-$386
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$61,209(59.8% ROI)
Projected value
$551,021
Return breakdown
Property appreciation+$39,343
Loan principal paid down+$14,666
Rental cash flow+$7,200
5-year hold
+$105,392(103.0% ROI)
Projected value
$578,917
Return breakdown
Property appreciation+$67,239
Loan principal paid down+$26,153
Rental cash flow+$12,000
10-year hold
+$229,631(224.4% ROI)
Projected value
$654,991
Return breakdown
Property appreciation+$143,313
Loan principal paid down+$62,318
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.94
1 BR
0.83
2 BR
0.75
3 BR
0.78
4 BR
0.66
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 92091 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 92091 (Rancho Santa Fe, CA) is $3,510 a month. That is down 9.8% from $3,890 in FY 2026. Rancho Santa Fe 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, 92091 has the 25th-highest two-bedroom rent (county range $1,750–$4,230). The median county two-bedroom FMR in California is $1,725, so ZIP 92091 is 103% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 92091
BedroomsFY 2027Change90–110% range
Studio$2,680−7.6%$2,412–$2,948
1BR$2,860−9.2%$2,574–$3,146
2BR$3,510−9.8%$3,159–$3,861
3BR$4,690−10.0%$4,221–$5,159
4BR$5,700−10.0%$5,130–$6,270

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 92091
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,680$2,860$3,510$4,690$5,700
FY 2026$2,900$3,150$3,890$5,210$6,330
FY 2025$3,220$3,490$4,320$5,780$7,030
FY 2024$3,090$3,370$4,250$5,730$6,960
FY 2023$2,570$2,830$3,600$4,920$5,980

Two-bedroom rent in nearby San Diego County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 92091
92081$3,120−11.1%
92082$2,050−41.6%
92083$2,790−20.5%
92084$2,600−25.9%
92085$2,820−19.7%
92086$1,840−47.6%
92088$2,820−19.7%
92091Current$3,510—
92092$2,820−19.7%
92093$3,360−4.3%
92096$2,820−19.7%
92101$4,090+16.5%

Questions about ZIP 92091 rents

How much will Section 8 pay for a two-bedroom in ZIP 92091?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $3,510, that basic range is $3,159 to $3,861 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 92091 in?

ZIP 92091 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 92091 for FY 2027?

The two-bedroom FMR fell 9.8%, from $3,890 in FY 2026 to $3,510 in FY 2027. Since FY 2023 it has fallen 2.5%.

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