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Orange County/Huntington Beach/92649

92649

ZIPSAFMR
Orange County, CA
Zillow

ZIP Investment Score

44Below average

095130300
BRFMR
Eff. Rent
0 BR$2,720$2,420
1 BR$2,750$2,640
2 BR$3,220$3,290
3 BR$4,370$4,640
4 BR$5,230$5,750
5 BR$6,014Not available
6 BR$6,917Not available
7 BR$7,954Not available
8 BR$9,147Not available

Purchase Price Calculator

Maximum purchase price
$426,976

Cost breakdown

+Likely effective rent$3,290
HUD FMR$3,220
Market rent$3,330
Est. payment standard (102%)Used$3,290
-Principal and interest-$2,159
Loan amount$341,581
Down payment$85,395
Rate6.50%
Term30 years
-Operating costs-$931
Property taxes-$427
Insurance-$175
Utilities$0
HOA$0
Management-$329
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$52,268(61.2% ROI)
Projected value
$459,807
Return breakdown
Property appreciation+$32,830
Loan principal paid down+$12,238
Rental cash flow+$7,200
5-year hold
+$89,932(105.3% ROI)
Projected value
$483,084
Return breakdown
Property appreciation+$56,108
Loan principal paid down+$21,824
Rental cash flow+$12,000
10-year hold
+$195,591(229.0% ROI)
Projected value
$546,566
Return breakdown
Property appreciation+$119,589
Loan principal paid down+$52,002
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.12
1 BR
1.04
2 BR
0.97
3 BR
0.91
4 BR
0.81
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 92649 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 92649 (Huntington Beach, CA) is $3,220 a month. That is down 3.6% from $3,340 in FY 2026. Huntington Beach is in the Santa Ana-Anaheim-Irvine, CA HUD Metro 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 metro-wide two-bedroom FMR of $3,057. Among 143 ZIP codes in Orange County, 92649 has the 41st-highest two-bedroom rent (county range $2,690–$4,590). The median county two-bedroom FMR in California is $1,725, so ZIP 92649 is 87% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 92649
BedroomsFY 2027Change90–110% range
Studio$2,720−1.8%$2,448–$2,992
1BR$2,750−2.8%$2,475–$3,025
2BR$3,220−3.6%$2,898–$3,542
3BR$4,370−3.5%$3,933–$4,807
4BR$5,230−3.3%$4,707–$5,753

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 92649
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,720$2,750$3,220$4,370$5,230
FY 2026$2,770$2,830$3,340$4,530$5,410
FY 2025$2,350$2,450$2,900$3,920$4,690
FY 2024$2,210$2,350$2,790$3,780$4,480
FY 2023$1,960$2,140$2,570$3,490$4,080

Two-bedroom rent in nearby Orange County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 92649
92646$3,240+0.6%
92647$3,090−4.0%
92648$3,210−0.3%
92649Current$3,220—
92650$3,060−5.0%
92651$3,750+16.5%
92652$3,060−5.0%
92653$3,370+4.7%
92654$3,060−5.0%
92655$2,920−9.3%
92656$3,750+16.5%
92657$4,170+29.5%

Questions about ZIP 92649 rents

How much will Section 8 pay for a two-bedroom in ZIP 92649?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $3,057, which applies unless the housing authority uses Small Area FMRs, that basic range is $2,751 to $3,363 a month; under the ZIP-level Small Area FMR of $3,220 it would be $2,898 to $3,542. 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 92649 in?

ZIP 92649 is in the Santa Ana-Anaheim-Irvine, CA HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $3,057.

How much did fair market rent change in ZIP 92649 for FY 2027?

The two-bedroom FMR fell 3.6%, from $3,340 in FY 2026 to $3,220 in FY 2027. Since FY 2023 it has risen 25.3%.

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