JeffCroweCRE

SAFMR by ZIP/Wisconsin/ZIP 54123

FY2027 SAFMR · Oct 1, 2026 – Sep 30, 2027

ZIP 54123 Forest Junction, WisconsinSection 8 / HUD Payment Standards

HUD Small Area Fair Market Rent and Section 8 payment-standard information for ZIP 54123. These figures are the Housing Choice Voucher benchmark, not the PHA’s adopted payment standard. Local authorities usually set that standard between 90% and 110% of the table below. Numbers are gross rents (contract rent + essential utilities). FMR area: Appleton, WI MSA. Housing stock for this ZIP: ZIP 54123 — Forest Junction, WI housing and small multifamily market.

Efficiency
$780
1BR SAFMR
$870
2BR SAFMR
$1,120
3BR SAFMR
$1,540
4BR SAFMR
$1,630
2BR 90% floor
$1,008
2BR 110% ceiling
$1,232
ACS median rent
—
SAFMR / ACS rent
—
Renter share
14.8%
Vacancy
0.0%
2–49 unit stock
13

ZIP brief

Email this profile

HUD schedule, ACS stock, and the 90–110% band for ZIP 54123 · WI — sent to you.

ZIP 54123 · WI

By checking this box you agree that you may be referred to another real estate broker or related service and acknowledge that CENTURY 21 The Avenues licensees and/or affiliates may be paid a valuable consideration for facilitating such referral.

ACS rent vs 2BR SAFMR

ZIP 54123 — Forest Junction, WI housing and small multifamily market →
2BR SAFMR$1,120
90% floor$1,008
110% ceiling$1,232

ACS median gross rent is all bedrooms. SAFMR is bedroom-specific.

FY2027 SAFMR schedule

UnitSAFMR90% floor110% ceiling
Efficiency$780$702$858
1 Bedroom$870$783$957
2 Bedroom$1,120$1,008$1,232
3 Bedroom$1,540$1,386$1,694
4 Bedroom$1,630$1,467$1,793

Source: HUD Small Area Fair Market Rents FY2027.HUD dataset. 90/110% is the statutory band a PHA may adopt — it is not the adopted local payment standard.

2BR SAFMR here is $1,120 versus a $1,250 median across 12 other published ZIPs in this metro set (below the local SAFMR midpoint).

ZIP 54123 calculators · FY2027

Runs in your browser. Payment standard is a what-if inside the statutory 90–110% band — not the PHA’s adopted schedule.

SAFMR
—
Assumed PS
—
Max contract rent
—
RCS 150% line
—

Enter asking rent to place it in the 90–110% band.

HAP sketch

Sketch only: 30% of gross monthly income, no deductions, no min-rent, no 40% cap test. Confirm with the PHA.

Investor

Use the 2BR/3BR SAFMR as a voucher-underwriting check on 2–4 and small 5–50 unit product, not as market rent. Voucher Spread™ (SAFMR vs FMLS small multifamily) is published on qualifying Georgia ZIPs only.

Landlord / PHA

Payment standard ≠ asking rent. Confirm the adopted 90–110% schedule and the utility allowance. Rent reasonableness still applies even when asking rent sits inside the band.

Voucher household

The figures are gross-rent benchmarks. A unit at the SAFMR with tenant-paid utilities will clear less contract rent than the headline number. Ask the PHA for the current utility schedule before you tour.

54123 is HUD research for Wisconsin. Brokerage is Georgia; out-of-state work is referral.

ZIP 54123 — Forest Junction, WI housing and small multifamily market·Wisconsin SAFMR directory·SAFMR by state·Investment analyzer

Nearby ZIPs in this metro

ZIPPlace1BR2BR3BR
53088Appleton$870$1,120$1,54054113Appleton$1,060$1,350$1,87054129Appleton$980$1,250$1,73054136Appleton$980$1,250$1,73054140Appleton$990$1,260$1,74054152Appleton$890$1,130$1,56054160Appleton$870$1,120$1,54054169Appleton$1,080$1,380$1,91054911Appleton$980$1,250$1,73054912Appleton$980$1,250$1,73054913Appleton$1,190$1,520$2,10054931Appleton$870$1,120$1,540

FAQ

What is the Section 8 rent in ZIP 54123?

On Jeff Crowe CRE, HUD’s FY2027 Small Area Fair Market Rents for 54123 (Appleton, WI) — the Section 8 / Housing Choice Voucher benchmark — are $780 efficiency, $870 1-bedroom, $1,120 2-bedroom, $1,540 3-bedroom, and $1,630 4-bedroom. These are gross rents (contract rent + essential utilities), effective October 1, 2026 through September 30, 2027. The PHA’s payment standard is usually 90–110% of SAFMR, not the SAFMR itself.

How much will Section 8 pay for a 2-bedroom in 54123?

Jeff Crowe CRE lists the FY2027 2-bedroom SAFMR for 54123 at $1,120. A typical payment-standard band is $1,008 to $1,232 (90–110% of SAFMR). Actual HAP depends on the adopted PHA schedule, the utility allowance, household income, and rent reasonableness. Confirm with the administering PHA.

What is the Section 8 payment standard in 54123?

HUD does not publish each PHA’s adopted payment standard. Jeff Crowe CRE shows the statutory 90–110% band around the FY2027 SAFMR for ZIP 54123: 1BR $783–$957, 2BR $1,008–$1,232, 3BR $1,386–$1,694. Ask the local housing authority for the current schedule and utility allowance.

Is the SAFMR the same as the Section 8 payment standard?

No. On Jeff Crowe CRE, SAFMR is HUD’s ZIP-level Fair Market Rent. The payment standard is what the PHA adopts, usually between 90% and 110% of SAFMR. Contract rent can differ again after the utility allowance. Asking rent can sit above the payment standard; the household pays the gap if the PHA allows it.

What is the HUD Fair Market Rent for 54123?

Jeff Crowe CRE publishes the HUD Fair Market Rent used for Housing Choice Vouchers in ZIP 54123 as the FY2027 Small Area FMR: $780 efficiency, $870 1BR, $1,120 2BR, $1,540 3BR, $1,630 4BR.

Why is 54123 a Small Area FMR instead of one metro-wide number?

54123 is in the Appleton, WI MSA FMR area. Jeff Crowe CRE maps HUD SAFMR at the ZIP so voucher holders can reach neighborhoods whose rents sit above or below the metro average.

How should a small multifamily investor use the 54123 SAFMR?

Jeff Crowe CRE treats SAFMR as a bid floor/ceiling check for voucher-heavy rentals in Appleton, WI — not as market rent. Confirm the administering PHA’s adopted payment standard. Voucher Spread™ (SAFMR vs FMLS small multifamily) is published on Jeff Crowe CRE for Georgia ZIPs that clear the sample threshold.

Where is the housing-stock profile for ZIP 54123?

Jeff Crowe CRE publishes Census housing stock, renter share, small-multifamily composition, LIHTC inventory, and 2018–2023 population change for ZIP 54123 on the ZIP 54123 — Forest Junction, WI housing and small multifamily market. This page is the HUD SAFMR / Section 8 schedule only.