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Orange County/Aliso Viejo/92656

92656

ZIPSAFMR
Orange County, CA
Zillow

ZIP Investment Score

52Below average

095130300
BRFMR
Eff. Rent
0 BR$3,160$2,650
1 BR$3,200$2,940
2 BR$3,750$3,550
3 BR$5,090$4,290
4 BR$6,090$5,420
5 BR$7,003Not available
6 BR$8,054Not available
7 BR$9,262Not available
8 BR$10,651Not available

Purchase Price Calculator

Maximum purchase price
$465,612

Cost breakdown

+Likely effective rent$3,550
HUD FMR$3,750
Market rentUsed$3,550
Est. payment standard (97%)$3,620
-Principal and interest-$2,354
Loan amount$372,490
Down payment$93,122
Rate6.50%
Term30 years
-Operating costs-$996
Property taxes-$466
Insurance-$175
Utilities$0
HOA$0
Management-$355
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$56,347(60.5% ROI)
Projected value
$501,413
Return breakdown
Property appreciation+$35,801
Loan principal paid down+$13,345
Rental cash flow+$7,200
5-year hold
+$96,984(104.1% ROI)
Projected value
$526,797
Return breakdown
Property appreciation+$61,185
Loan principal paid down+$23,798
Rental cash flow+$12,000
10-year hold
+$211,118(226.7% ROI)
Projected value
$596,023
Return breakdown
Property appreciation+$130,411
Loan principal paid down+$56,707
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.19
1 BR
1.09
2 BR
1.06
3 BR
1.19
4 BR
1.12
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 92656 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 92656 (Aliso Viejo, CA) is $3,750 a month. That is down 4.3% from $3,920 in FY 2026. Aliso Viejo 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, 92656 is tied for the 15th-highest two-bedroom rent (county range $2,690–$4,590). The median county two-bedroom FMR in California is $1,725, so ZIP 92656 is 117% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 92656
BedroomsFY 2027Change90–110% range
Studio$3,160−2.8%$2,844–$3,476
1BR$3,200−3.9%$2,880–$3,520
2BR$3,750−4.3%$3,375–$4,125
3BR$5,090−4.3%$4,581–$5,599
4BR$6,090−4.1%$5,481–$6,699

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 92656
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$3,160$3,200$3,750$5,090$6,090
FY 2026$3,250$3,330$3,920$5,320$6,350
FY 2025$2,770$2,890$3,420$4,630$5,530
FY 2024$2,660$2,840$3,370$4,560$5,410
FY 2023$2,440$2,650$3,190$4,330$5,070

Two-bedroom rent in nearby Orange County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 92656
92650$3,060−18.4%
92651$3,7500.0%
92652$3,060−18.4%
92653$3,370−10.1%
92654$3,060−18.4%
92655$2,920−22.1%
92656Current$3,750—
92657$4,170+11.2%
92658$3,060−18.4%
92659$3,060−18.4%
92660$4,590+22.4%
92661$3,590−4.3%

Questions about ZIP 92656 rents

How much will Section 8 pay for a two-bedroom in ZIP 92656?

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 $3,750 it would be $3,375 to $4,125. 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 92656 in?

ZIP 92656 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 92656 for FY 2027?

The two-bedroom FMR fell 4.3%, from $3,920 in FY 2026 to $3,750 in FY 2027. Since FY 2023 it has risen 17.6%.

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