Pensacola, FL
Pensacola, FL Rental Market Data (2026)
By TrueCap · built by a Philadelphia rental investor
HUD Fair Market Rent (FY2026) for the Pensacola-Ferry Pass-Brent, FL MSA, the HUD area that includes Escambia County, FL: $1,471 a month for a 2-bedroom unit and $1,952 for a 3-bedroom unit. Fair Market Rent is HUD's estimate of the 40th-percentile gross rent for standard-quality rental units in an area, used to determine payment standard amounts for the Housing Choice Voucher program: a percentile, not an average of current asking rents (HUD). At a stated $265,000 price with the 3-bedroom FMR as a placeholder rent, TrueCap's sample underwrite below comes to −$291/mo cash flow, a 5.3% cap rate, and a 0.86 DSCR. A specific Pensacola property runs on its own price, rent, tax bill, and insurance.
Pensacola HUD Fair Market Rent (FY2026)
HUD Fair Market Rent (FY2026) for the Pensacola-Ferry Pass-Brent, FL MSA, the HUD area that includes Escambia County, FL. It is an area benchmark, not what a specific unit rents for: compare it with current leases for the address. HUD's FY2026 page for this area shows every bedroom size.
| Bedrooms | FY2025 / month | FY2026 / month |
|---|---|---|
| 2 bedrooms | $1,605 | $1,471 |
| 3 bedrooms | $2,147 | $1,952 |
What the HUD FMR pencils to
Sample underwrite at a stated $265,000 price with the HUD 3-bedroom FMR as a placeholder rent — not a listing. TrueCap ran its sample deal with $1,952/mo of rent and every other assumption unchanged.
- Monthly cash flow
- −$291/mo
- Cap rate
- 5.3%
- DSCR
- 0.86
Assumptions: $265,000 price, $1,952/mo rent (HUD FMR, 3 bedrooms), 20% down, 6.6% rate, 30-year loan, 3% closing costs, 1.49% property tax, 0.5% insurance, 5% vacancy, 8% management, 5% maintenance, 5% CapEx reserve. Change any of them in the analyzer and the numbers move with you.
Pensacola rental data: common questions
What is HUD's Fair Market Rent for Pensacola, FL in FY2026?
HUD's FY2026 Fair Market Rent for the Pensacola-Ferry Pass-Brent, FL MSA, the HUD area that includes Escambia County, FL, is $1,471 a month for a 2-bedroom unit and $1,952 for a 3-bedroom unit.
Source: HUD FY2026 Fair Market Rent documentation: Pensacola-Ferry Pass-Brent, FL MSA, retrieved September 28, 2026
How did Pensacola's HUD Fair Market Rent change from FY2025 to FY2026?
For the Pensacola-Ferry Pass-Brent, FL MSA, the 2-bedroom figure went from $1,605 in FY2025 to $1,471 in FY2026 (−$134, −8.3%), and the 3-bedroom figure went from $2,147 in FY2025 to $1,952 in FY2026 (−$195, −9.1%).
Source: HUD FY2026 Fair Market Rent documentation: Pensacola-Ferry Pass-Brent, FL MSA, retrieved September 28, 2026
What do 12 months of HUD Fair Market Rent come to in Pensacola?
At HUD's FY2026 Fair Market Rent for the Pensacola-Ferry Pass-Brent, FL MSA, 12 months come to $17,652 for a 2-bedroom unit and $23,424 for a 3-bedroom unit.
Source: HUD FY2026 Fair Market Rent documentation: Pensacola-Ferry Pass-Brent, FL MSA, retrieved September 28, 2026
Sources & methodology
Data as of HUD FY2026 (retrieved July 13, 2026).
HUD figures come from HUD's published tables for the area. The sample underwrite runs TrueCap's sample deal through the analyzer's own math.
- HUD FY2026 Fair Market Rent documentation: Pensacola-Ferry Pass-Brent, FL MSA, retrieved September 28, 2026
- HUD Fair Market Rents: definition and uses (huduser.gov), retrieved September 27, 2026
Reviewed by the TrueCap team. See our full methodology.
Three things to verify locally
- Property tax bill. Pull the parcel's current bill from the county assessor or treasurer, and check whether a sale changes the assessment. The sample above uses 1.49% of price; enter the Pensacola bill instead.
- Rental licensing and permits. Check whether Pensacola requires a rental license, registration, inspection, or certificate of occupancy for the address, and budget any fees before you close.
- Insurance quotes. Get a written landlord-policy quote for the specific property, with wind, hail, or flood coverage where the property needs it, and enter that premium instead of a default.
For Florida data, see the Florida guide.
The terms behind the numbers
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