FY2027 Small Area FMR · Saint Augustine, FL
ZIP 32086 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 32086 (Saint Augustine, FL) is $1,790 a month, down 0.6% from FY2026. That is 2% above the Palm Coast, FL area-wide FMR of $1,758.
Payment standard range, 2 bedrooms
Housing agencies may set voucher payment standards anywhere from 90% to 110% of the FMR without asking HUD.
FY2027 FY2026
Where 32086 sits in the Palm Coast, FL area
Of the 11 ZIP codes HUD lists for the area, 32086 has the 3rd highest two-bedroom Small Area FMR. Palm Coast, FL is not on HUD's list of mandatory Small Area FMR areas, so voucher payment standards here are normally based on the area-wide FMR of $1,758 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,790 for this ZIP code instead.
ZIP code 32086 crosses more than one HUD area. HUD also lists it under Jacksonville, FL (same figures). The figure that applies depends on which side of the line the home is.
All unit sizes
| Unit | FY2027 SAFMR | Payment standard range | Area-wide FMR | FY2026 SAFMR |
|---|---|---|---|---|
| Studio | $1,480 | $1,332 – $1,628 | $1,326 | $1,470 |
| 1 bedroom | $1,500 | $1,350 – $1,650 | $1,376 | $1,500 |
| 2 bedrooms | $1,790 | $1,611 – $1,969 | $1,758 | $1,800 |
| 3 bedrooms | $2,190 | $1,971 – $2,409 | $2,361 | $2,220 |
| 4 bedrooms | $2,740 | $2,466 – $3,014 | $2,581 | $2,780 |
A household renting a two-bedroom home at the Small Area FMR of $1,790 needs about $71,600 a year to keep housing costs at 30% of income. The area median family income is $114,500 and the 80% low-income limit for four people is $83,450. ZIP code 32086 lies mainly in St. Johns County. See the Palm Coast, FL county page for the full income limits table and the household check.
Nearby ZIP codes
Questions
What is the Fair Market Rent for ZIP code 32086?
HUD's FY2027 Small Area Fair Market Rents for 32086 are $1,480 (studio), $1,500 (1 BR), $1,790 (2 BR), $2,190 (3 BR) and $2,740 (4 BR) a month.
What is the Section 8 payment standard in 32086?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 32086 that range is $1,611 to $1,969 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.
Which income limits apply in 32086?
The FY2026 income limits of the Palm Coast, FL area apply: median family income $114,500, low-income (80%) limit $83,450 for a family of four.