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Marin County/Novato/94949

94949

ZIPSAFMR
Marin County, CA
Zillow

ZIP Investment Score

68Below average

095130300
BRFMR
Eff. Rent
0 BR$2,500$2,170
1 BR$2,920$2,650
2 BR$3,590$3,840
3 BR$4,690$4,810
4 BR$5,280$5,590
5 BR$6,072Not available
6 BR$6,983Not available
7 BR$8,030Not available
8 BR$9,235Not available

Purchase Price Calculator

Maximum purchase price
$508,706

Cost breakdown

+Likely effective rent$3,840
HUD FMR$3,590
Market rent$3,970
Est. payment standard (107%)Used$3,840
-Principal and interest-$2,572
Loan amount$406,965
Down payment$101,741
Rate6.50%
Term30 years
-Operating costs-$1,068
Property taxes-$509
Insurance-$175
Utilities$0
HOA$0
Management-$384
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$60,895(59.9% ROI)
Projected value
$547,821
Return breakdown
Property appreciation+$39,115
Loan principal paid down+$14,581
Rental cash flow+$7,200
5-year hold
+$104,849(103.1% ROI)
Projected value
$575,554
Return breakdown
Property appreciation+$66,848
Loan principal paid down+$26,001
Rental cash flow+$12,000
10-year hold
+$228,436(224.5% ROI)
Projected value
$651,187
Return breakdown
Property appreciation+$142,481
Loan principal paid down+$61,956
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.15
1 BR
1.10
2 BR
0.90
3 BR
0.96
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 94949 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 94949 (Novato, CA) is $3,590 a month. That is up 4.7% from $3,430 in FY 2026. Novato is in the San Francisco, 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 $3,697. Among 39 ZIP codes in Marin County, 94949 is tied for the 12th-highest two-bedroom rent (county range $3,250–$4,710). The median county two-bedroom FMR in California is $1,725, so ZIP 94949 is 108% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 94949
BedroomsFY 2027Change90–110% range
Studio$2,500+5.9%$2,250–$2,750
1BR$2,920+3.2%$2,628–$3,212
2BR$3,590+4.7%$3,231–$3,949
3BR$4,690+7.1%$4,221–$5,159
4BR$5,280+16.3%$4,752–$5,808

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 94949
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,500$2,920$3,590$4,690$5,280
FY 2026$2,360$2,830$3,430$4,380$4,540
FY 2025$2,150$2,620$3,130$3,900$4,150
FY 2024$2,200$2,700$3,220$3,940$4,290
FY 2023$2,160$2,670$3,190$3,980$4,330

Two-bedroom rent in nearby Marin County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 94949
94939$4,170+16.2%
94940$3,250−9.5%
94941$4,110+14.5%
94942$3,5900.0%
94945$3,250−9.5%
94946$3,250−9.5%
94947$3,400−5.3%
94948$3,5900.0%
94949Current$3,590—
94950$3,250−9.5%
94956$3,250−9.5%
94957$4,520+25.9%

Questions about ZIP 94949 rents

How much will Section 8 pay for a two-bedroom in ZIP 94949?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $3,697, which applies unless the housing authority uses Small Area FMRs, that basic range is $3,327 to $4,067 a month; under the ZIP-level Small Area FMR of $3,590 it would be $3,231 to $3,949. 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 94949 in?

ZIP 94949 is in the San Francisco, CA HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $3,697.

How much did fair market rent change in ZIP 94949 for FY 2027?

The two-bedroom FMR rose 4.7%, from $3,430 in FY 2026 to $3,590 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 rentNovato, CA fair market rentCA statewide rentsWhat is SAFMR?Data sources