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Fresno County/Auberry/93602

93602

ZIPSAFMR
Fresno County, CA
Zillow

ZIP Investment Score

108Above average

095130300
BRFMR
Eff. Rent
0 BR$1,450$1,450
1 BR$1,460$1,460
2 BR$1,800$1,800
3 BR$2,490$2,490
4 BR$2,850$2,850
5 BR$3,277Not available
6 BR$3,769Not available
7 BR$4,334Not available
8 BR$4,985Not available

Purchase Price Calculator

Maximum purchase price
$205,563

Cost breakdown

+Likely effective rent$1,800
HUD FMRUsed$1,800
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,039
Loan amount$164,450
Down payment$41,113
Rate6.50%
Term30 years
-Operating costs-$561
Property taxes-$206
Insurance-$175
Utilities$0
HOA$0
Management-$180
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$28,898(70.3% ROI)
Projected value
$221,369
Return breakdown
Property appreciation+$15,806
Loan principal paid down+$5,892
Rental cash flow+$7,200
5-year hold
+$49,519(120.4% ROI)
Projected value
$232,575
Return breakdown
Property appreciation+$27,013
Loan principal paid down+$10,507
Rental cash flow+$12,000
10-year hold
+$106,611(259.3% ROI)
Projected value
$263,138
Return breakdown
Property appreciation+$57,575
Loan principal paid down+$25,036
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical
FY 2023-2027
FMR
FY2027
Property value
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Tax rate
--
Mortgage rate
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ZIP 93602 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 93602 (Auberry, CA) is $1,800 a month. That is down 1.1% from $1,820 in FY 2026. Auberry is in the Fresno, 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 $1,685. Among 92 ZIP codes in Fresno County, 93602 has the 14th-highest two-bedroom rent (county range $1,450–$2,620). The median county two-bedroom FMR in California is $1,725, so ZIP 93602 is 4% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 93602
BedroomsFY 2027Change90–110% range
Studio$1,450−0.7%$1,305–$1,595
1BR$1,460−0.7%$1,314–$1,606
2BR$1,800−1.1%$1,620–$1,980
3BR$2,490−2.0%$2,241–$2,739
4BR$2,850−2.7%$2,565–$3,135

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 93602
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,450$1,460$1,800$2,490$2,850
FY 2026$1,460$1,470$1,820$2,540$2,930
FY 2025$1,170$1,180$1,460$2,040$2,340
FY 2024$950$950$1,190$1,680$1,920
FY 2023$890$900$1,130$1,590$1,820

Two-bedroom rent in nearby Fresno County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 93602
93602Current$1,800—
93605$1,720−4.4%
93606$1,500−16.7%
93608$1,500−16.7%
93609$1,600−11.1%
93611$2,530+40.6%
93612$1,830+1.7%
93613$1,690−6.1%
93616$1,680−6.7%
93619$2,530+40.6%
93621$1,530−15.0%
93622$1,500−16.7%

Questions about ZIP 93602 rents

How much will Section 8 pay for a two-bedroom in ZIP 93602?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,685, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,517 to $1,854 a month; under the ZIP-level Small Area FMR of $1,800 it would be $1,620 to $1,980. 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 93602 in?

ZIP 93602 is in the Fresno, CA HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,685.

How much did fair market rent change in ZIP 93602 for FY 2027?

The two-bedroom FMR fell 1.1%, from $1,820 in FY 2026 to $1,800 in FY 2027. Since FY 2023 it has risen 59.3%.

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