Skip to main content
Loading page
Santa Clara County/Sunnyvale/94086

94086

ZIPSAFMR
Santa Clara County, CA
Zillow

ZIP Investment Score

41Below average

095130300
BRFMR
Eff. Rent
0 BR$2,710$2,710
1 BR$3,070$3,080
2 BR$3,610$3,660
3 BR$4,850$4,880
4 BR$5,170$5,480
5 BR$5,945Not available
6 BR$6,837Not available
7 BR$7,863Not available
8 BR$9,042Not available

Purchase Price Calculator

Maximum purchase price
$481,958

Cost breakdown

+Likely effective rent$3,660
HUD FMR$3,610
Market rent$3,680
Est. payment standard (101%)Used$3,660
-Principal and interest-$2,437
Loan amount$385,566
Down payment$96,392
Rate6.50%
Term30 years
-Operating costs-$1,023
Property taxes-$482
Insurance-$175
Utilities$0
HOA$0
Management-$366
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$58,072(60.2% ROI)
Projected value
$519,016
Return breakdown
Property appreciation+$37,058
Loan principal paid down+$13,814
Rental cash flow+$7,200
5-year hold
+$99,967(103.7% ROI)
Projected value
$545,291
Return breakdown
Property appreciation+$63,333
Loan principal paid down+$24,634
Rental cash flow+$12,000
10-year hold
+$217,687(225.8% ROI)
Projected value
$616,947
Return breakdown
Property appreciation+$134,989
Loan principal paid down+$58,698
Rental cash flow+$24,000

Public Housing Authority

Loading Public Housing Authority

Rolodex

Loading Rolodex

Market Alignment

1 BR
0.99
2 BR
0.98
3 BR
0.99
4 BR
0.92
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 94086 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 94086 (Sunnyvale, CA) is $3,610 a month. That is down 6.7% from $3,870 in FY 2026. Sunnyvale is in the San Jose-Sunnyvale-Santa Clara, CA HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 101 ZIP codes in Santa Clara County, 94086 has the 24th-highest two-bedroom rent (county range $2,290–$4,480). The median county two-bedroom FMR in California is $1,725, so ZIP 94086 is 109% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 94086
BedroomsFY 2027Change90–110% range
Studio$2,710−6.9%$2,439–$2,981
1BR$3,070−7.3%$2,763–$3,377
2BR$3,610−6.7%$3,249–$3,971
3BR$4,850−5.1%$4,365–$5,335
4BR$5,170−7.2%$4,653–$5,687

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 94086
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,710$3,070$3,610$4,850$5,170
FY 2026$2,910$3,310$3,870$5,110$5,570
FY 2025$2,820$3,220$3,730$4,850$5,280
FY 2024$2,580$2,920$3,390$4,340$4,790
FY 2023$2,430$2,740$3,210$4,090$4,590

Two-bedroom rent in nearby Santa Clara County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 94086
94024$4,030+11.6%
94035$3,270−9.4%
94039$3,270−9.4%
94040$4,050+12.2%
94041$3,710+2.8%
94042$3,270−9.4%
94043$3,670+1.7%
94085$4,020+11.4%
94086Current$3,610—
94087$3,860+6.9%
94088$3,270−9.4%
94089$3,770+4.4%

Questions about ZIP 94086 rents

How much will Section 8 pay for a two-bedroom in ZIP 94086?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $3,610, that basic range is $3,249 to $3,971 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 94086 in?

ZIP 94086 is in the San Jose-Sunnyvale-Santa Clara, CA HUD Metro FMR Area. 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 94086 for FY 2027?

The two-bedroom FMR fell 6.7%, from $3,870 in FY 2026 to $3,610 in FY 2027. Since FY 2023 it has risen 12.5%.

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