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Placer County/Olympic Valley/96146

96146

ZIPSAFMR
Placer County, CA
Zillow

ZIP Investment Score

53Below average

095130300
BRFMR
Eff. Rent
0 BR$2,060$2,270
1 BR$2,160$2,380
2 BR$2,650$2,920
3 BR$3,520$3,870
4 BR$4,060$4,470
5 BR$4,669Not available
6 BR$5,369Not available
7 BR$6,175Not available
8 BR$7,101Not available

Purchase Price Calculator

Maximum purchase price
$371,994

Cost breakdown

+Likely effective rent$2,920
HUD FMR$2,650
Market rent$4,620
Est. payment standard (110%)Used$2,920
-Principal and interest-$1,881
Loan amount$297,595
Down payment$74,399
Rate6.50%
Term30 years
-Operating costs-$839
Property taxes-$372
Insurance-$175
Utilities$0
HOA$0
Management-$292
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$46,465(62.5% ROI)
Projected value
$400,597
Return breakdown
Property appreciation+$28,603
Loan principal paid down+$10,662
Rental cash flow+$7,200
5-year hold
+$79,897(107.4% ROI)
Projected value
$420,877
Return breakdown
Property appreciation+$48,883
Loan principal paid down+$19,013
Rental cash flow+$12,000
10-year hold
+$173,495(233.2% ROI)
Projected value
$476,184
Return breakdown
Property appreciation+$104,190
Loan principal paid down+$45,306
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.59
1 BR
0.61
2 BR
0.57
3 BR
0.74
4 BR
0.81
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 96146 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 96146 (Olympic Valley, CA) is $2,650 a month. That is down 9.9% from $2,940 in FY 2026. Olympic Valley 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, 96146 is tied for the 7th-highest two-bedroom rent (county range $1,590–$3,300). The median county two-bedroom FMR in California is $1,725, so ZIP 96146 is 54% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 96146
BedroomsFY 2027Change90–110% range
Studio$2,060−9.6%$1,854–$2,266
1BR$2,160−9.6%$1,944–$2,376
2BR$2,650−9.9%$2,385–$2,915
3BR$3,520−10.0%$3,168–$3,872
4BR$4,060−10.0%$3,654–$4,466

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 96146
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,060$2,160$2,650$3,520$4,060
FY 2026$2,280$2,390$2,940$3,910$4,510
FY 2025$1,860$1,970$2,440$3,310$3,820
FY 2024$1,720$1,860$2,310$3,220$3,700
FY 2023$1,390$1,520$1,910$2,710$3,160

Two-bedroom rent in nearby Placer County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 96146
95722$2,350−11.3%
95724$1,890−28.7%
95736$2,680+1.1%
95746$3,300+24.5%
95747$2,730+3.0%
95765$2,850+7.5%
96140$2,360−10.9%
96141$2,940+10.9%
96143$1,590−40.0%
96145$2,320−12.5%
96146Current$2,650—
96148$1,750−34.0%

Questions about ZIP 96146 rents

How much will Section 8 pay for a two-bedroom in ZIP 96146?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,650, that basic range is $2,385 to $2,915 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 96146 in?

ZIP 96146 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 96146 for FY 2027?

The two-bedroom FMR fell 9.9%, from $2,940 in FY 2026 to $2,650 in FY 2027. Since FY 2023 it has risen 38.7%.

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