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Santa Cruz County/Santa Cruz/95065

95065

ZIPSAFMR
Santa Cruz County, CA
Zillow

ZIP Investment Score

56Below average

095130300
BRFMR
Eff. Rent
0 BR$3,780$2,670
1 BR$3,970$3,150
2 BR$4,980$3,790
3 BR$6,480$4,540
4 BR$6,730$6,300
5 BR$7,739Not available
6 BR$8,900Not available
7 BR$10,235Not available
8 BR$11,771Not available

Purchase Price Calculator

Maximum purchase price
$501,276

Cost breakdown

+Likely effective rent$3,790
HUD FMR$4,980
Market rentUsed$3,790
Est. payment standard (90%)$4,480
-Principal and interest-$2,535
Loan amount$401,021
Down payment$100,255
Rate6.50%
Term30 years
-Operating costs-$1,055
Property taxes-$501
Insurance-$175
Utilities$0
HOA$0
Management-$379
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$60,111(60.0% ROI)
Projected value
$539,819
Return breakdown
Property appreciation+$38,543
Loan principal paid down+$14,368
Rental cash flow+$7,200
5-year hold
+$103,493(103.2% ROI)
Projected value
$567,148
Return breakdown
Property appreciation+$65,872
Loan principal paid down+$25,621
Rental cash flow+$12,000
10-year hold
+$225,451(224.9% ROI)
Projected value
$641,676
Return breakdown
Property appreciation+$140,400
Loan principal paid down+$61,051
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.42
1 BR
1.26
2 BR
1.31
3 BR
1.43
4 BR
1.07
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 95065 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95065 (Santa Cruz, CA) is $4,980 a month. That is up 3.8% from $4,800 in FY 2026. Santa Cruz 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, 95065 has the 3rd-highest two-bedroom rent (county range $3,300–$5,260). The median county two-bedroom FMR in California is $1,725, so ZIP 95065 is 189% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95065
BedroomsFY 2027Change90–110% range
Studio$3,780+4.4%$3,402–$4,158
1BR$3,970+5.6%$3,573–$4,367
2BR$4,980+3.8%$4,482–$5,478
3BR$6,480+5.9%$5,832–$7,128
4BR$6,730+4.3%$6,057–$7,403

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95065
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$3,780$3,970$4,980$6,480$6,730
FY 2026$3,620$3,760$4,800$6,120$6,450
FY 2025$3,480$3,670$4,810$5,990$6,380
FY 2024$3,310$3,580$4,710$5,810$6,400
FY 2023$2,700$3,050$4,020$4,980$5,580

Two-bedroom rent in nearby Santa Cruz County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 95065
95041$4,070−18.3%
95060$5,260+5.6%
95061$4,250−14.7%
95062$5,100+2.4%
95063$4,250−14.7%
95064$3,800−23.7%
95065Current$4,980—
95066$4,490−9.8%
95067$4,250−14.7%
95073$4,070−18.3%
95076$3,300−33.7%
95077$4,250−14.7%

Questions about ZIP 95065 rents

How much will Section 8 pay for a two-bedroom in ZIP 95065?

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 $4,980 it would be $4,482 to $5,478. 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 95065 in?

ZIP 95065 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 95065 for FY 2027?

The two-bedroom FMR rose 3.8%, from $4,800 in FY 2026 to $4,980 in FY 2027. Since FY 2023 it has risen 23.9%.

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