Skip to main content
Loading page
Anchorage Municipality County/Anchorage/99516

99516

ZIPSAFMR
Anchorage Municipality County, AK
Zillow

ZIP Investment Score

50Below average

095130300
BRFMR
Eff. Rent
0 BR$1,330$1,460
1 BR$1,420$1,560
2 BR$1,860$1,840
3 BR$2,580$2,760
4 BR$3,120$3,300
5 BR$3,588Not available
6 BR$4,126Not available
7 BR$4,745Not available
8 BR$5,457Not available

Purchase Price Calculator

Maximum purchase price
$211,507

Cost breakdown

+Likely effective rent$1,840
HUD FMR$1,860
Market rentUsed$1,840
Est. payment standard (99%)$1,850
-Principal and interest-$1,069
Loan amount$169,205
Down payment$42,301
Rate6.50%
Term30 years
-Operating costs-$571
Property taxes-$212
Insurance-$175
Utilities$0
HOA$0
Management-$184
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$29,525(69.8% ROI)
Projected value
$227,770
Return breakdown
Property appreciation+$16,263
Loan principal paid down+$6,062
Rental cash flow+$7,200
5-year hold
+$50,604(119.6% ROI)
Projected value
$239,300
Return breakdown
Property appreciation+$27,794
Loan principal paid down+$10,811
Rental cash flow+$12,000
10-year hold
+$108,999(257.7% ROI)
Projected value
$270,747
Return breakdown
Property appreciation+$59,240
Loan principal paid down+$25,760
Rental cash flow+$24,000

Public Housing Authority

Loading Public Housing Authority

Rolodex

Loading Rolodex

Market Alignment

Studio
0.83
1 BR
0.85
2 BR
1.01
3 BR
0.90
4 BR
0.92
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 99516 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 99516 (Anchorage, AK) is $1,860 a month. That is down 9.7% from $2,060 in FY 2026. Anchorage is in the Anchorage, AK 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 $1,529. Among 28 ZIP codes in Anchorage Municipality County, 99516 has the 3rd-highest two-bedroom rent (county range $1,470–$2,290). The median county two-bedroom FMR in Alaska is $1,513, so ZIP 99516 is 23% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 99516
BedroomsFY 2027Change90–110% range
Studio$1,330−8.9%$1,197–$1,463
1BR$1,420−9.6%$1,278–$1,562
2BR$1,860−9.7%$1,674–$2,046
3BR$2,580−9.8%$2,322–$2,838
4BR$3,120−9.8%$2,808–$3,432

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 99516
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,330$1,420$1,860$2,580$3,120
FY 2026$1,460$1,570$2,060$2,860$3,460
FY 2025$1,540$1,680$2,210$3,100$3,710
FY 2024$1,490$1,660$2,180$3,070$3,700
FY 2023$1,400$1,540$2,030$2,890$3,460

Two-bedroom rent in nearby Anchorage Municipality County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 99516
99509$1,530−17.7%
99510$1,530−17.7%
99511$1,530−17.7%
99513$1,530−17.7%
99514$1,530−17.7%
99515$1,790−3.8%
99516Current$1,860—
99517$1,470−21.0%
99518$1,710−8.1%
99520$1,530−17.7%
99521$1,530−17.7%
99522$1,530−17.7%

Questions about ZIP 99516 rents

How much will Section 8 pay for a two-bedroom in ZIP 99516?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,529, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,376 to $1,682 a month; under the ZIP-level Small Area FMR of $1,860 it would be $1,674 to $2,046. 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 99516 in?

ZIP 99516 is in the Anchorage, AK HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,529.

How much did fair market rent change in ZIP 99516 for FY 2027?

The two-bedroom FMR fell 9.7%, from $2,060 in FY 2026 to $1,860 in FY 2027. Since FY 2023 it has fallen 8.4%.

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 rentAnchorage, AK fair market rentAK statewide rentsWhat is SAFMR?Data sources