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Curry County/Gold Beach/97444

97444

ZIPSAFMR
Curry County, OR
Zillow

ZIP Investment Score

43Below average

095130300
BRFMR
Eff. Rent
0 BR$870$870
1 BR$970$970
2 BR$1,260$1,260
3 BR$1,700$1,700
4 BR$1,900$1,900
5 BR$2,185Not available
6 BR$2,513Not available
7 BR$2,890Not available
8 BR$3,323Not available

Purchase Price Calculator

Maximum purchase price
$125,319

Cost breakdown

+Likely effective rent$1,260
HUD FMRUsed$1,260
Market rentN/A
Est. payment standardN/A
-Principal and interest-$634
Loan amount$100,255
Down payment$25,064
Rate6.50%
Term30 years
-Operating costs-$426
Property taxes-$125
Insurance-$175
Utilities$0
HOA$0
Management-$126
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$20,428(81.5% ROI)
Projected value
$134,955
Return breakdown
Property appreciation+$9,636
Loan principal paid down+$3,592
Rental cash flow+$7,200
5-year hold
+$34,873(139.1% ROI)
Projected value
$141,787
Return breakdown
Property appreciation+$16,468
Loan principal paid down+$6,405
Rental cash flow+$12,000
10-year hold
+$74,363(296.7% ROI)
Projected value
$160,419
Return breakdown
Property appreciation+$35,100
Loan principal paid down+$15,263
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical
FY 2023-2027
FMR
FY2027
Property value
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Tax rate
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Mortgage rate
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ZIP 97444 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 97444 (Gold Beach, OR) is $1,260 a month. That is down 5.3% from $1,330 in FY 2026. Gold Beach is in the Curry County, OR non-metropolitan FMR area. 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 county-wide two-bedroom FMR of $1,379. Among 8 ZIP codes in Curry County, 97444 is tied for the 7th-highest two-bedroom rent (county range $1,260–$1,410). The median county two-bedroom FMR in Oregon is $1,325, so ZIP 97444 is 5% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 97444
BedroomsFY 2027Change90–110% range
Studio$870−5.4%$783–$957
1BR$970−4.0%$873–$1,067
2BR$1,260−5.3%$1,134–$1,386
3BR$1,700−5.0%$1,530–$1,870
4BR$1,900−5.0%$1,710–$2,090

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 97444
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$870$970$1,260$1,700$1,900
FY 2026$920$1,010$1,330$1,790$2,000
FY 2025$890$1,010$1,190$1,670$1,860
FY 2024area FMR$880$947$1,146$1,615$1,828
FY 2023area FMR$791$942$1,181$1,678$1,932

Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.

Two-bedroom rent in nearby Curry County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 97444
97406$1,2600.0%
97415$1,410+11.9%
97444Current$1,260—
97450$1,340+6.3%
97464$1,380+9.5%
97465$1,290+2.4%
97476$1,290+2.4%
97491$1,380+9.5%

Questions about ZIP 97444 rents

How much will Section 8 pay for a two-bedroom in ZIP 97444?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,379, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,241 to $1,517 a month; under the ZIP-level Small Area FMR of $1,260 it would be $1,134 to $1,386. 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 97444 in?

ZIP 97444 is in the Curry County, OR non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,379.

How much did fair market rent change in ZIP 97444 for FY 2027?

The two-bedroom FMR fell 5.3%, from $1,330 in FY 2026 to $1,260 in FY 2027. Since FY 2025 it has risen 5.9%.

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 rentGold Beach, OR fair market rentOR statewide rentsWhat is SAFMR?Data sources