Skip to main content
Loading page
Santa Cruz County/Scotts Valley/95066

95066

ZIPSAFMR
Santa Cruz County, CA
Zillow

ZIP Investment Score

61Below average

095130300
BRFMR
Eff. Rent
0 BR$3,410$2,400
1 BR$3,580$2,740
2 BR$4,490$3,810
3 BR$5,840$4,410
4 BR$6,070$5,550
5 BR$6,980Not available
6 BR$8,028Not available
7 BR$9,232Not available
8 BR$10,616Not available

Purchase Price Calculator

Maximum purchase price
$504,248

Cost breakdown

+Likely effective rent$3,810
HUD FMR$4,490
Market rentUsed$3,810
Est. payment standard (90%)$4,050
-Principal and interest-$2,550
Loan amount$403,398
Down payment$100,850
Rate6.50%
Term30 years
-Operating costs-$1,060
Property taxes-$504
Insurance-$175
Utilities$0
HOA$0
Management-$381
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$60,425(59.9% ROI)
Projected value
$543,020
Return breakdown
Property appreciation+$38,772
Loan principal paid down+$14,453
Rental cash flow+$7,200
5-year hold
+$104,036(103.2% ROI)
Projected value
$570,510
Return breakdown
Property appreciation+$66,262
Loan principal paid down+$25,773
Rental cash flow+$12,000
10-year hold
+$226,645(224.7% ROI)
Projected value
$645,480
Return breakdown
Property appreciation+$141,232
Loan principal paid down+$61,413
Rental cash flow+$24,000

Public Housing Authority

Loading Public Housing Authority

Rolodex

Loading Rolodex

Market Alignment

Studio
1.42
1 BR
1.31
2 BR
1.18
3 BR
1.32
4 BR
1.09
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 95066 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95066 (Scotts Valley, CA) is $4,490 a month. That is down 1.3% from $4,550 in FY 2026. Scotts Valley 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, 95066 has the 6th-highest two-bedroom rent (county range $3,300–$5,260). The median county two-bedroom FMR in California is $1,725, so ZIP 95066 is 160% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95066
BedroomsFY 2027Change90–110% range
Studio$3,410−0.6%$3,069–$3,751
1BR$3,580+0.6%$3,222–$3,938
2BR$4,490−1.3%$4,041–$4,939
3BR$5,840+0.5%$5,256–$6,424
4BR$6,070−0.7%$5,463–$6,677

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95066
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$3,410$3,580$4,490$5,840$6,070
FY 2026$3,430$3,560$4,550$5,810$6,110
FY 2025$3,420$3,600$4,720$5,870$6,270
FY 2024$3,290$3,560$4,680$5,770$6,350
FY 2023$2,600$2,940$3,870$4,790$5,370

Two-bedroom rent in nearby Santa Cruz County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 95066
95041$4,070−9.4%
95060$5,260+17.1%
95061$4,250−5.3%
95062$5,100+13.6%
95063$4,250−5.3%
95064$3,800−15.4%
95065$4,980+10.9%
95066Current$4,490—
95067$4,250−5.3%
95073$4,070−9.4%
95076$3,300−26.5%
95077$4,250−5.3%

Questions about ZIP 95066 rents

How much will Section 8 pay for a two-bedroom in ZIP 95066?

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 $4,490 it would be $4,041 to $4,939. 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 95066 in?

ZIP 95066 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 95066 for FY 2027?

The two-bedroom FMR fell 1.3%, from $4,550 in FY 2026 to $4,490 in FY 2027. Since FY 2023 it has risen 16.0%.

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