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Housing market/Florida/ZIP 33956

ACS 2023 · FY2027 SAFMR

ZIP 33956 Saint James City, Florida

Cape Coral-Fort Myers, FL MSA · Florida. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.

Population
3,846
Households
1,852
Median HH income
$64,539
Renter share
10.5%
Median gross rent
$2,259
Vacancy
48.6%
Pop. change
+11.9%
2BR SAFMR
$2,750
SAFMR / rent
1.217×
2–49 unit stock
68
LIHTC proj / units
—
HUD assisted MF
—

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 33956 · FL — sent to you.

ZIP 33956 · FL

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ACS rent vs 2BR SAFMR

ZIP 33956 — Saint James City, FL HUD Section 8 Payment Standards / SAFMR →
ACS median rent$2,259
2BR SAFMR$2,750
90% floor$2,475
110% ceiling$3,025

ACS median is all-bedroom occupied rent. SAFMR is the 2-bedroom HCV benchmark.

Housing stock

ACS 2023 units-in-structure · ZCTA 33956

  • 1-unit detached2,03056.9%
  • 1-unit attached250.7%
  • 5–49 units681.9%
  • 50+ units60.2%
  • Mobile1,43840.3%
TypeUnitsShare
1-unit detached2,03056.4%
1-unit attached250.7%
2 units (duplex)00.0%
3–4 units00.0%
5–9 units681.9%
10–19 units00.0%
20–49 units00.0%
50+ units60.2%
Mobile1,43839.9%

2–4 unit share 0.0% · 5–49 unit share 1.9% · combined 2–49 1.9%.

Units by bedrooms

Studio
54
1BR
233
2BR
2,047
3BR
1,182
4BR
73
5+
11

Rent burden

Rent ≥30% of income56.2%
Rent ≥50% of income30.4%
  • ACS median gross rent $2,259 (all bedrooms, occupied rentals).
  • Median contract rent $2,209.
  • Renters paying ≥30% of income 56.2%; ≥50% 30.4%.
  • FY2027 2BR SAFMR $2,750 (1.217× ACS median gross rent).

Population

3,846 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: +11.9%.

ACS 5-year estimates lag current construction. This is not a forecast.

Assisted inventory

  • LIHTC: not published for this ZIP.
  • HUD project-based assisted MF: not published for this ZIP.
  • HCV household counts (Picture of Subsidized Households) are not on this page yet.

New apartment permits

About 3,385 new apartments in 5+ unit buildings may have been permitted in this ZIP’s share of the county. That is units (doors), not a building count.

Cities and counties report building permits to the Census. Apartment counts are for the whole county, not a project list in this ZIP.

What the data shows

ZIP 33956 10.5% of occupied households are renters; vacancy is 48.6%; ACS median gross rent is $2,259; population increased +11.9% between the 2018 and 2023 ACS vintages; the housing stock includes 0 units in 2–4-unit structures and 68 units in 5–49-unit structures; FY2027 2BR SAFMR is $2,750 versus ACS median gross rent of $2,259. These figures describe the underlying housing market, not the cash flow of any one property. Asking rents, expenses, condition, taxes, insurance, and the rent roll have to be underwritten separately.

Florida research

ZIP 33956 is a Census / HUD profile for Cape Coral-Fort Myers, FL. Not a listing page. Brokerage is Georgia; out-of-state work is referral.

ZIP 33956 — Saint James City, FL HUD Section 8 Payment Standards / SAFMR·Florida ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
33901Cape Coral-Fort Myers, FL MSA55.7%$1,291$1,77033902Cape Coral-Fort Myers, FL MSA——$1,84033903Cape Coral-Fort Myers, FL MSA17.3%$1,152$1,77033904Cape Coral-Fort Myers, FL MSA23.1%$1,665$1,88033905Cape Coral-Fort Myers, FL MSA35.7%$1,509$1,77033906Cape Coral-Fort Myers, FL MSA——$1,84033907Cape Coral-Fort Myers, FL MSA56.8%$1,502$1,85033908Cape Coral-Fort Myers, FL MSA27.7%$1,829$2,09033909Cape Coral-Fort Myers, FL MSA27.5%$1,773$2,04033910Cape Coral-Fort Myers, FL MSA——$1,84033912Cape Coral-Fort Myers, FL MSA13.2%$1,653$1,97033913Cape Coral-Fort Myers, FL MSA9.5%$1,914$2,220

Census ZIP areas approximate mail ZIPs. Sources: Census ACS 5-year 2023, HUD FY2027 Small Area FMR, HUD LIHTC and assisted multifamily lists, Census building permits (county). This page is Florida research. Brokerage is Georgia.

FAQ

What is the housing market like in ZIP 33956?

ZIP 33956 (Cape Coral-Fort Myers, FL MSA) has 3,846 residents, 1,852 households, a renter share of 10.5%, median household income of $64,539, and ACS 2023 median gross rent of $2,259. Vacancy is 48.6%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 33956?

ACS counts 0 units in 2-unit buildings, 0 in 3–4 unit buildings, 68 in 5–9, 0 in 10–19, and 0 in 20–49. Combined 2–49 unit stock is 68 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 33956?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $2,750. See the full schedule and 90–110% payment-standard band on the ZIP 33956 — Saint James City, FL HUD Section 8 Payment Standards / SAFMR.

Does this Florida ZIP profile include Georgia listings?

No. ZIP 33956 is Census / HUD research for Cape Coral-Fort Myers, FL MSA. Jeff Crowe CRE does not list Florida property. Licensed brokerage is Georgia. If you use this stock table and then buy in Georgia, live FMLS Residential Income is on multifamily for sale in Georgia.