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Placer County/Granite Bay/95746

95746

ZIPSAFMR
Placer County, CA
Zillow

ZIP Investment Score

52Below average

095130300
BRFMR
Eff. Rent
0 BR$2,610$1,790
1 BR$2,690$2,010
2 BR$3,300$2,480
3 BR$4,330$2,880
4 BR$4,990$3,590
5 BR$5,739Not available
6 BR$6,599Not available
7 BR$7,589Not available
8 BR$8,728Not available

Purchase Price Calculator

Maximum purchase price
$306,610

Cost breakdown

+Likely effective rent$2,480
HUD FMR$3,300
Market rentUsed$2,480
Est. payment standard (90%)$2,970
-Principal and interest-$1,550
Loan amount$245,288
Down payment$61,322
Rate6.50%
Term30 years
-Operating costs-$730
Property taxes-$307
Insurance-$175
Utilities$0
HOA$0
Management-$248
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$39,564(64.5% ROI)
Projected value
$330,186
Return breakdown
Property appreciation+$23,575
Loan principal paid down+$8,788
Rental cash flow+$7,200
5-year hold
+$67,963(110.8% ROI)
Projected value
$346,902
Return breakdown
Property appreciation+$40,291
Loan principal paid down+$15,672
Rental cash flow+$12,000
10-year hold
+$147,219(240.1% ROI)
Projected value
$392,487
Return breakdown
Property appreciation+$85,877
Loan principal paid down+$37,342
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.46
1 BR
1.34
2 BR
1.33
3 BR
1.50
4 BR
1.39
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 95746 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 95746 (Granite Bay, CA) is $3,300 a month. That is down 2.4% from $3,380 in FY 2026. Granite Bay is in the Sacramento--Roseville--Arden-Arcade, CA HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 30 ZIP codes in Placer County, 95746 has the highest two-bedroom rent (county range $1,590–$3,300). The median county two-bedroom FMR in California is $1,725, so ZIP 95746 is 91% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 95746
BedroomsFY 2027Change90–110% range
Studio$2,610−0.4%$2,349–$2,871
1BR$2,690−2.2%$2,421–$2,959
2BR$3,300−2.4%$2,970–$3,630
3BR$4,330−3.8%$3,897–$4,763
4BR$4,990−3.9%$4,491–$5,489

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 95746
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,610$2,690$3,300$4,330$4,990
FY 2026$2,620$2,750$3,380$4,500$5,190
FY 2025$2,520$2,670$3,310$4,490$5,180
FY 2024$2,320$2,500$3,110$4,330$4,990
FY 2023$1,910$2,100$2,630$3,740$4,350

Two-bedroom rent in nearby Placer County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 95746
95701$2,520−23.6%
95703$1,680−49.1%
95713$1,930−41.5%
95714$1,610−51.2%
95715$2,520−23.6%
95717$1,880−43.0%
95722$2,350−28.8%
95724$1,890−42.7%
95736$2,680−18.8%
95746Current$3,300—
95747$2,730−17.3%
95765$2,850−13.6%

Questions about ZIP 95746 rents

How much will Section 8 pay for a two-bedroom in ZIP 95746?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $3,300, that basic range is $2,970 to $3,630 a month. 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 95746 in?

ZIP 95746 is in the Sacramento--Roseville--Arden-Arcade, CA HUD Metro FMR Area. HUD requires Small Area FMRs in this area, so payment standards are set by ZIP code.

How much did fair market rent change in ZIP 95746 for FY 2027?

The two-bedroom FMR fell 2.4%, from $3,380 in FY 2026 to $3,300 in FY 2027. Since FY 2023 it has risen 25.5%.

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