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Santa Cruz County/Ben Lomond/95005

95005

ZIPSAFMR
Santa Cruz County, CA
Zillow

ZIP Investment Score

73Below average

095130300
BRFMR
Eff. Rent
0 BR$3,380$2,320
1 BR$3,550$2,710
2 BR$4,450$3,300
3 BR$5,790$4,050
4 BR$6,010$4,460
5 BR$6,911Not available
6 BR$7,948Not available
7 BR$9,140Not available
8 BR$10,512Not available

Purchase Price Calculator

Maximum purchase price
$428,462

Cost breakdown

+Likely effective rent$3,300
HUD FMR$4,450
Market rentUsed$3,300
Est. payment standard (90%)$4,010
-Principal and interest-$2,167
Loan amount$342,770
Down payment$85,692
Rate6.50%
Term30 years
-Operating costs-$933
Property taxes-$428
Insurance-$175
Utilities$0
HOA$0
Management-$330
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$52,425(61.2% ROI)
Projected value
$461,407
Return breakdown
Property appreciation+$32,945
Loan principal paid down+$12,281
Rental cash flow+$7,200
5-year hold
+$90,203(105.3% ROI)
Projected value
$484,766
Return breakdown
Property appreciation+$56,303
Loan principal paid down+$21,900
Rental cash flow+$12,000
10-year hold
+$196,188(228.9% ROI)
Projected value
$548,468
Return breakdown
Property appreciation+$120,006
Loan principal paid down+$52,183
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.46
1 BR
1.31
2 BR
1.35
3 BR
1.43
4 BR
1.35
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 95005 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95005 (Ben Lomond, CA) is $4,450 a month. That is up 0.5% from $4,430 in FY 2026. Ben Lomond is in the Santa Cruz-Watsonville, CA MSA. 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 $4,254. Among 21 ZIP codes in Santa Cruz County, 95005 has the 8th-highest two-bedroom rent (county range $3,300–$5,260). The median county two-bedroom FMR in California is $1,725, so ZIP 95005 is 158% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95005
BedroomsFY 2027Change90–110% range
Studio$3,380+1.2%$3,042–$3,718
1BR$3,550+2.3%$3,195–$3,905
2BR$4,450+0.5%$4,005–$4,895
3BR$5,790+2.5%$5,211–$6,369
4BR$6,010+1.0%$5,409–$6,611

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95005
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$3,380$3,550$4,450$5,790$6,010
FY 2026$3,340$3,470$4,430$5,650$5,950
FY 2025$3,180$3,360$4,400$5,480$5,840
FY 2024$2,960$3,200$4,210$5,190$5,720
FY 2023$2,320$2,630$3,460$4,280$4,800

Two-bedroom rent in nearby Santa Cruz County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 95005
95001$4,250−4.5%
95003$4,920+10.6%
95005Current$4,450—
95006$3,980−10.6%
95007$3,940−11.5%
95010$4,480+0.7%
95017$4,700+5.6%
95018$4,310−3.1%
95019$3,800−14.6%
95041$4,070−8.5%
95060$5,260+18.2%
95061$4,250−4.5%

Questions about ZIP 95005 rents

How much will Section 8 pay for a two-bedroom in ZIP 95005?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $4,254, which applies unless the housing authority uses Small Area FMRs, that basic range is $3,829 to $4,679 a month; under the ZIP-level Small Area FMR of $4,450 it would be $4,005 to $4,895. 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 95005 in?

ZIP 95005 is in the Santa Cruz-Watsonville, CA MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $4,254.

How much did fair market rent change in ZIP 95005 for FY 2027?

The two-bedroom FMR rose 0.5%, from $4,430 in FY 2026 to $4,450 in FY 2027. Since FY 2023 it has risen 28.6%.

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