Santa Cruz-Watsonville, CA · California
Santa Cruz County
ZIP 95033
266,021 residents550 permits TTM$109,266 median HHI17 ZIP codesUpdated April 16, 2026
Investor first look
Median home value
$1,015,200
ACS 5-Year
Cap rate proxy
2.6%
FMR × 0.65 ÷ Home Value
Rent-to-income
23.9%
HUD FMR ÷ ACS HHI
Net migration
+1.66%
IRS SOI
Permits (TTM)
550
Census BPS
Climate risk
97.8
FEMA NRI (0–100)
ZIP 95033
Median home value
$1,417,639
Gross yield
3.7%
Cap rate
2.7%
Rent gap
25.5%
Affordability
P/I: 13.0R/I: 35.6%
Section 8 detail
SAFMR: $4,350Rent: $2,172Gap: 100.3%
ZIP code breakdown17 ZIP codes
| ZIP | Median home value | Rent (FMR 2BR) | Gross yield | Cap rate ↓ | Rent gap |
|---|---|---|---|---|---|
| 95076 | $825,721 | $3,440 | 5.0% | 4.5% | 9.6% |
| 95064 | — | — | — | 3.9% | — |
| 95006 | — | — | — | 3.6% | — |
| 95003 | — | — | — | 3.6% | — |
| 95019 | — | — | — | 3.5% | — |
| 95062 | — | — | — | 3.4% | — |
| 95018 | — | — | — | 3.2% | — |
| 95010 | — | — | — | 3.1% | — |
| 95005 | — | — | — | 2.9% | — |
| 95060 | — | — | — | 2.9% | — |
| 95033 | $1,417,639 | $4,350 | 3.7% | 2.7% | 25.5% |
| 95007 | — | — | — | 2.6% | — |
| 95017 | — | — | — | 2.6% | — |
| 95041 | — | — | — | 2.6% | — |
| 95066 | — | — | — | 2.1% | — |
| 95073 | — | — | — | 2.0% | — |
| 95065 | — | — | — | 2.0% | — |
Sort by any column. Click a ZIP for detail. Rent gap: green = HUD FMR above market rent.
Demographics
Owner-occupied
60.0%
Census ACS
Vacancy rate
9.2%
Census ACS
Bachelor's degree +
43.6%
Census ACS
Rent burdened
48.5%
Census ACS (>30% income)
Median age
39.6
Census ACS
U.S. Census Bureau — American Community Survey 5-Year Estimates
U.S. Census Bureau — Building Permits Survey
U.S. Department of Housing and Urban Development — Fair Market Rents / Small Area Fair Market Rents (SAFMR)
Internal Revenue Service — Statistics of Income Migration Data
FEMA — National Risk Index
Last updated: April 16, 2026