SAFMR by ZIP/California/ZIP 92865
ZIP 92865 Orange, CaliforniaSection 8 / HUD Payment Standards
HUD Small Area Fair Market Rent and Section 8 payment-standard information for ZIP 92865. 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: Santa Ana-Anaheim-Irvine, CA HUD Metro FMR Area. Housing stock for this ZIP: ZIP 92865 — Orange, CA housing and small multifamily market.
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HUD schedule, ACS stock, and the 90–110% band for ZIP 92865 · CA — sent to you.
ZIP 92865 · CA
ACS rent vs 2BR SAFMR
ZIP 92865 — Orange, CA housing and small multifamily market →ACS median gross rent is all bedrooms. SAFMR is bedroom-specific.
FY2027 SAFMR schedule
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 $3,090 versus a $3,060 median across 12 other published ZIPs in this metro set (at or above the local SAFMR midpoint).
ZIP 92865 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
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- Assumed PS
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- Max contract rent
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- RCS 150% line
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HAP sketch
- ~30% TTP
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- Est. HAP
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- Family share
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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.
92865 is HUD research for California. Brokerage is Georgia; out-of-state work is referral.
ZIP 92865 — Orange, CA housing and small multifamily market·California SAFMR directory·SAFMR by state·Investment analyzer
Nearby ZIPs in this metro
FAQ
What is the Section 8 rent in ZIP 92865?
On Jeff Crowe CRE, HUD’s FY2027 Small Area Fair Market Rents for 92865 (Santa Ana-Anaheim-Irvine, CA) — the Section 8 / Housing Choice Voucher benchmark — are $2,610 efficiency, $2,640 1-bedroom, $3,090 2-bedroom, $4,200 3-bedroom, and $5,020 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 92865?
Jeff Crowe CRE lists the FY2027 2-bedroom SAFMR for 92865 at $3,090. A typical payment-standard band is $2,781 to $3,399 (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 92865?
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 92865: 1BR $2,376–$2,904, 2BR $2,781–$3,399, 3BR $3,780–$4,620. 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 92865?
Jeff Crowe CRE publishes the HUD Fair Market Rent used for Housing Choice Vouchers in ZIP 92865 as the FY2027 Small Area FMR: $2,610 efficiency, $2,640 1BR, $3,090 2BR, $4,200 3BR, $5,020 4BR.
Why is 92865 a Small Area FMR instead of one metro-wide number?
92865 is in the Santa Ana-Anaheim-Irvine, CA HUD Metro FMR Area 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 92865 SAFMR?
Jeff Crowe CRE treats SAFMR as a bid floor/ceiling check for voucher-heavy rentals in Santa Ana-Anaheim-Irvine, CA — 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 92865?
Jeff Crowe CRE publishes Census housing stock, renter share, small-multifamily composition, LIHTC inventory, and 2018–2023 population change for ZIP 92865 on the ZIP 92865 — Orange, CA housing and small multifamily market. This page is the HUD SAFMR / Section 8 schedule only.