Section 8 rent
in ZIP 95073.
HUD Fair Market Rents for ZIP 95073, in the Santa Cruz-Watsonville, CA MSA. The 2-bedroom ceiling is $4,300/mo and the 3-bedroom $5,490/mo, both published by HUD for FY2026. This ZIP sits inside California Section 8 rents.
data as of 2026-08-19 · HUD FY2026
FMR by bedroom.
| bedrooms | FMR / mo | std @ 90% | std @ 110% |
|---|---|---|---|
| studio / 0 BR | $3,240 | $2,916 | $3,564 |
| 1 BR | $3,370 | $3,033 | $3,707 |
| 2 BR | $4,300 | $3,870 | $4,730 |
| 3 BR | $5,490 | $4,941 | $6,039 |
| 4 BR | $5,770 | $5,193 | $6,347 |
The FMR is a reference figure, not the check. Most housing authorities set their voucher payment standard somewhere between 90% and 110% of the published FMR — $4,941 to $6,039/mo on a 3-bedroom here — and the exact percentage varies by public housing authority, with some running higher under a HUD-approved exception. Rent reasonableness against comparable unassisted rentals still applies before any lease is approved.
ZIP 95073 vs. California.
| unit | ZIP 95073 | California median |
|---|---|---|
| 2 BR | $4,300 | $2,600 |
| 3 BR | $5,490 | $3,300 |
The 2-bedroom FMR here is $1,700/mo above the California median of $2,600/mo — about 65% higher. The 3-bedroom FMR here is $2,190/mo above the California median of $3,300/mo — about 66% higher. HUD sets Small Area Fair Market Rents by ZIP in most large metros, so neighboring ZIPs inside one city can carry very different ceilings — see the full California picture.
The DSCR math at this ZIP's rent.
At the ZIP 95073 3-bedroom Section 8 rent of $5,490/mo, the maximum PITIA that still clears a 1.20 DSCR is $4,575/mo. Assuming ~25% of that payment goes to property taxes and insurance, the maximum principal & interest is $3,431/mo — which supports roughly a $516,000 loan at around 7% over 30 years, or about a $688,000 purchase at 75% LTV.
Assumptions: 1.20 DSCR floor, ~25% of PITIA for taxes + insurance, around 7% on a 30-year fixed, 75% LTV. Rates move and your taxes, insurance, and LTV will differ — run your exact numbers in the DSCR calculator.
The ZIPs next door.
Wider context.
The rent ceiling is only the first number. How the program actually runs — inspection, payment standard, rent reasonableness, and the timeline before the first check clears — is walked through in the Section 8 investing guide.
ZIP 95073 Section 8, answered.
FMR on every listing in 95073.
Verleon AI overlays HUD Fair Market Rents on every active listing — in this ZIP and nationwide — so you see the Section 8 ceiling and the DSCR before you make an offer. Back to California Section 8 rents or look up another ZIP.
Data source: HUD FY2026 Fair Market Rents (Small Area FMRs where published), snapshot 2026-08-19. Payment standards vary by public housing authority (typically 90–110% of FMR). Figures are for research and do not guarantee approved rent on any specific unit.