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Santa Cruz County/Watsonville/95076

95076

ZIPSAFMR
Santa Cruz County, CA
Zillow

ZIP Investment Score

85Below average

095130300
BRFMR
Eff. Rent
0 BR$2,510$2,650
1 BR$2,640$2,800
2 BR$3,300$3,080
3 BR$4,280$4,070
4 BR$4,460$4,340
5 BR$5,129Not available
6 BR$5,898Not available
7 BR$6,783Not available
8 BR$7,801Not available

Purchase Price Calculator

Maximum purchase price
$395,770

Cost breakdown

+Likely effective rent$3,080
HUD FMR$3,300
Market rentUsed$3,080
Est. payment standard (96%)$3,160
-Principal and interest-$2,001
Loan amount$316,616
Down payment$79,154
Rate6.50%
Term30 years
-Operating costs-$879
Property taxes-$396
Insurance-$175
Utilities$0
HOA$0
Management-$308
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$48,975(61.9% ROI)
Projected value
$426,201
Return breakdown
Property appreciation+$30,431
Loan principal paid down+$11,344
Rental cash flow+$7,200
5-year hold
+$84,236(106.4% ROI)
Projected value
$447,778
Return breakdown
Property appreciation+$52,007
Loan principal paid down+$20,229
Rental cash flow+$12,000
10-year hold
+$183,050(231.3% ROI)
Projected value
$506,619
Return breakdown
Property appreciation+$110,849
Loan principal paid down+$48,201
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.92
1 BR
0.91
2 BR
1.07
3 BR
1.05
4 BR
1.03
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 95076 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95076 (Watsonville, CA) is $3,300 a month. That is down 4.1% from $3,440 in FY 2026. Watsonville 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, 95076 has the 21st-highest two-bedroom rent (county range $3,300–$5,260). The median county two-bedroom FMR in California is $1,725, so ZIP 95076 is 91% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95076
BedroomsFY 2027Change90–110% range
Studio$2,510−3.8%$2,259–$2,761
1BR$2,640−2.6%$2,376–$2,904
2BR$3,300−4.1%$2,970–$3,630
3BR$4,280−2.7%$3,852–$4,708
4BR$4,460−3.9%$4,014–$4,906

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95076
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,510$2,640$3,300$4,280$4,460
FY 2026$2,610$2,710$3,440$4,400$4,640
FY 2025$2,570$2,780$3,650$4,500$4,960
FY 2024$2,340$2,500$3,250$4,080$4,490
FY 2023$1,940$2,180$2,830$3,600$4,020

Two-bedroom rent in nearby Santa Cruz County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 95076
95041$4,070+23.3%
95060$5,260+59.4%
95061$4,250+28.8%
95062$5,100+54.5%
95063$4,250+28.8%
95064$3,800+15.2%
95065$4,980+50.9%
95066$4,490+36.1%
95067$4,250+28.8%
95073$4,070+23.3%
95076Current$3,300—
95077$4,250+28.8%

Questions about ZIP 95076 rents

How much will Section 8 pay for a two-bedroom in ZIP 95076?

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 $3,300 it would be $2,970 to $3,630. 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 95076 in?

ZIP 95076 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 95076 for FY 2027?

The two-bedroom FMR fell 4.1%, from $3,440 in FY 2026 to $3,300 in FY 2027. Since FY 2023 it has risen 16.6%.

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