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Jefferson County/Warm Springs/97761

97761

ZIPSAFMR
Jefferson County, OR
Zillow

ZIP Investment Score

129Above average

095130300
BRFMR
Eff. Rent
0 BR$1,220$1,220
1 BR$1,220$1,220
2 BR$1,560$1,560
3 BR$2,150$2,150
4 BR$2,540$2,540
5 BR$2,921Not available
6 BR$3,359Not available
7 BR$3,863Not available
8 BR$4,442Not available

Purchase Price Calculator

Maximum purchase price
$169,899

Cost breakdown

+Likely effective rent$1,560
HUD FMRUsed$1,560
Market rentN/A
Est. payment standardN/A
-Principal and interest-$859
Loan amount$135,919
Down payment$33,980
Rate6.50%
Term30 years
-Operating costs-$501
Property taxes-$170
Insurance-$175
Utilities$0
HOA$0
Management-$156
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$25,133(74.0% ROI)
Projected value
$182,962
Return breakdown
Property appreciation+$13,064
Loan principal paid down+$4,870
Rental cash flow+$7,200
5-year hold
+$43,010(126.6% ROI)
Projected value
$192,225
Return breakdown
Property appreciation+$22,326
Loan principal paid down+$8,684
Rental cash flow+$12,000
10-year hold
+$92,278(271.6% ROI)
Projected value
$217,485
Return breakdown
Property appreciation+$47,586
Loan principal paid down+$20,692
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 97761 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 97761 (Warm Springs, OR) is $1,560 a month. That is up 8.3% from $1,440 in FY 2026. Warm Springs is in the Jefferson County, OR HUD Metro 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 metro-wide two-bedroom FMR of $1,213. Among 7 ZIP codes in Jefferson County, 97761 has the 4th-highest two-bedroom rent (county range $1,210–$1,820). The median county two-bedroom FMR in Oregon is $1,325, so ZIP 97761 is 18% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 97761
BedroomsFY 2027Change90–110% range
Studio$1,220+4.3%$1,098–$1,342
1BR$1,220+3.4%$1,098–$1,342
2BR$1,560+8.3%$1,404–$1,716
3BR$2,150+6.4%$1,935–$2,365
4BR$2,540+5.0%$2,286–$2,794

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 97761
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,220$1,220$1,560$2,150$2,540
FY 2026$1,170$1,180$1,440$2,020$2,420
FY 2025$1,120$1,140$1,400$1,970$2,360
FY 2024area FMR$741$843$1,093$1,540$1,757
FY 2023area FMR$683$806$1,021$1,451$1,736

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

Two-bedroom rent in nearby Jefferson County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 97761
97711$1,210−22.4%
97730$1,820+16.7%
97734$1,300−16.7%
97741$1,440−7.7%
97759$1,610+3.2%
97760$1,760+12.8%
97761Current$1,560—

Questions about ZIP 97761 rents

How much will Section 8 pay for a two-bedroom in ZIP 97761?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,213, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,092 to $1,334 a month; under the ZIP-level Small Area FMR of $1,560 it would be $1,404 to $1,716. 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 97761 in?

ZIP 97761 is in the Jefferson County, OR HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,213.

How much did fair market rent change in ZIP 97761 for FY 2027?

The two-bedroom FMR rose 8.3%, from $1,440 in FY 2026 to $1,560 in FY 2027. Since FY 2025 it has risen 11.4%.

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 rentWarm Springs, OR fair market rentOR statewide rentsWhat is SAFMR?Data sources