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Housing market/California/ZIP 92865

ACS 2023 · FY2027 SAFMR

ZIP 92865 Orange, California

Santa Ana-Anaheim-Irvine, CA HUD Metro FMR Area · California. Census housing stock, renter economics, HUD SAFMR, LIHTC, and population change. Not a listing page and not a buy/sell score.

Population
20,897
Households
6,999
Median HH income
$130,258
Renter share
33.1%
Median gross rent
$2,343
Vacancy
2.6%
Pop. change
+0.8%
2BR SAFMR
$3,090
SAFMR / rent
1.319×
2–49 unit stock
1,116
LIHTC proj / units
2 / 79
HUD assisted MF
—

ZIP brief

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HUD schedule, ACS stock, and the 90–110% band for ZIP 92865 · CA — sent to you.

ZIP 92865 · CA

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ACS rent vs 2BR SAFMR

ZIP 92865 — Orange, CA HUD Section 8 Payment Standards / SAFMR →
ACS median rent$2,343
2BR SAFMR$3,090
90% floor$2,781
110% ceiling$3,399

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

Housing stock

ACS 2023 units-in-structure · ZCTA 92865

  • 1-unit detached4,65164.7%
  • 1-unit attached88512.3%
  • 2–4 units5357.4%
  • 5–49 units5818.1%
  • 50+ units2743.8%
  • Mobile2623.6%
TypeUnitsShare
1-unit detached4,65164.7%
1-unit attached88512.3%
2 units (duplex)1051.5%
3–4 units4306.0%
5–9 units1592.2%
10–19 units1231.7%
20–49 units2994.2%
50+ units2743.8%
Mobile2623.6%

2–4 unit share 7.4% · 5–49 unit share 8.1% · combined 2–49 15.5%.

Units by bedrooms

Studio
126
1BR
502
2BR
1,307
3BR
2,817
4BR
2,318
5+
118

Rent burden

Rent ≥30% of income47.8%
Rent ≥50% of income16.4%
  • ACS median gross rent $2,343 (all bedrooms, occupied rentals).
  • Median contract rent $2,237.
  • Renters paying ≥30% of income 47.8%; ≥50% 16.4%.
  • FY2027 2BR SAFMR $3,090 (1.319× ACS median gross rent).

Population

20,897 residents · ACS 2023

Change versus the 2018 ACS 5-year estimate: +0.8%.

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

Assisted inventory

  • LIHTC: 2 projects, 79 units.
  • 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 1,892 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 92865 33.1% of occupied households are renters; vacancy is 2.6%; ACS median gross rent is $2,343; population increased +0.8% between the 2018 and 2023 ACS vintages; the housing stock includes 535 units in 2–4-unit structures and 581 units in 5–49-unit structures; 2 LIHTC projects totaling 79 units; FY2027 2BR SAFMR is $3,090 versus ACS median gross rent of $2,343. 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.

California research

ZIP 92865 is a Census / HUD profile for Santa Ana-Anaheim-Irvine, CA. Not a listing page. Brokerage is Georgia; out-of-state work is referral.

ZIP 92865 — Orange, CA HUD Section 8 Payment Standards / SAFMR·California ZIP directory

Nearby ZIPs in this FMR area

ZIPPlaceRentersMed. rent2BR SAFMR
90620Santa Ana-Anaheim-Irvine, CA HUD Metro FMR Area27.3%$2,263$2,97090621Santa Ana-Anaheim-Irvine, CA HUD Metro FMR Area63.0%$2,061$2,92090622Santa Ana-Anaheim-Irvine, CA HUD Metro FMR Area——$3,06090623Santa Ana-Anaheim-Irvine, CA HUD Metro FMR Area31.7%$2,224$2,79090624Santa Ana-Anaheim-Irvine, CA HUD Metro FMR Area——$3,06090630Santa Ana-Anaheim-Irvine, CA HUD Metro FMR Area32.7%$2,452$3,10090631Santa Ana-Anaheim-Irvine, CA HUD Metro FMR Area38.5%$2,029$2,69090632Santa Ana-Anaheim-Irvine, CA HUD Metro FMR Area——$3,06090633Santa Ana-Anaheim-Irvine, CA HUD Metro FMR Area——$3,06090638Santa Ana-Anaheim-Irvine, CA HUD Metro FMR Area23.5%$2,052$3,41090680Santa Ana-Anaheim-Irvine, CA HUD Metro FMR Area48.6%$1,953$2,92090720Santa Ana-Anaheim-Irvine, CA HUD Metro FMR Area35.1%$2,370$3,070

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 California research. Brokerage is Georgia.

FAQ

What is the housing market like in ZIP 92865?

ZIP 92865 (Santa Ana-Anaheim-Irvine, CA HUD Metro FMR Area) has 20,897 residents, 6,999 households, a renter share of 33.1%, median household income of $130,258, and ACS 2023 median gross rent of $2,343. Vacancy is 2.6%. These are ZCTA estimates, not a property rent roll.

How much small multifamily housing is in 92865?

ACS counts 105 units in 2-unit buildings, 430 in 3–4 unit buildings, 159 in 5–9, 123 in 10–19, and 299 in 20–49. Combined 2–49 unit stock is 1,116 units. This is occupied-and-vacant stock, not listings for sale.

What is the Section 8 rent in 92865?

The Housing Choice Voucher benchmark is the FY2027 Small Area FMR. 2-bedroom SAFMR is $3,090. See the full schedule and 90–110% payment-standard band on the ZIP 92865 — Orange, CA HUD Section 8 Payment Standards / SAFMR.

Does this California ZIP profile include Georgia listings?

No. ZIP 92865 is Census / HUD research for Santa Ana-Anaheim-Irvine, CA HUD Metro FMR Area. Jeff Crowe CRE does not list California 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.