How much does Section 8 pay for a 2-bedroom in ZIP 32804?

For ZIP 32804 in Orange County, FL, the FY2026 two-bedroom Small Area Fair Market Rent is $2,060 per month. Local housing authorities set the Section 8 payment standard between 90% and 110% of that, roughly $1,855 to $2,265 before the tenant's utility allowance.

What are the FY2026 Section 8 rent limits for ZIP 32804?

HUD's FY2026 Small Area Fair Market Rent for ZIP 32804, by bedroom size: studio $1,720, 1-bedroom $1,810, 2-bedroom $2,060, 3-bedroom $2,590, 4-bedroom $3,050. In SAFMR metros the ZIP-level figure, not the county average, is what applies to an address here.

Which housing authority covers ZIP 32804?

Vouchers for Orange County are administered by Orlando Housing Authority, Orange County Housing & Community Development, Housing Authority of the City of Winter Park. The authority whose jurisdiction covers ZIP 32804 handles the application, the waitlist, the HAP contract, and the unit inspection.

Section 8 Rent in ZIP 32804

FY2026 Small Area Fair Market Rent for ZIP 32804 in Orange County, Florida: the exact per-bedroom rents HUD publishes for this ZIP, the estimated payment-standard range, the housing authorities that administer vouchers here, and whether a landlord can legally decline a voucher in Florida.

Studio

$1,720

1 BR

$1,810

2 BR

$2,060

3 BR

$2,590

4 BR

$3,050

Estimated payment standard range (2 BR)

Local PHAs set payment standards between 90% and 110% of FMR. Exact figures vary by PHA. The numbers below are the modeled range.

Low (90%)

$1,855

FMR (100%)

$2,060

High (110%)

$2,265

Gross rent before the tenant utility allowance. The PHA's published payment standard is the number that actually applies; verify with the PHA before signing a lease or HAP contract.

ZIP vs county FMR (2 BR)

ZIP 32804 at $2,060 is $88 higher than the Orange County county-wide 2 BR FMR of $1,972. In SAFMR metros the ZIP number is what actually applies to an address here, so a voucher stretches further in this ZIP than the county average suggests.

Can a landlord refuse Section 8 in ZIP 32804?

It depends on the city. Florida has no statewide source-of-income law, but some local ordinances in the state prohibit voucher discrimination. Check whether ZIP 32804 sits inside a protected jurisdiction before assuming either way.

No statewide SOI protection. Miami-Dade County (2020) and a few other localities have protections. Elsewhere, landlords may refuse vouchers.

Informational only, not legal advice. Laws change, so verify current status before acting on a rejection or making a leasing decision.

Housing authorities serving Orange County

Orlando Housing Authority
Orlando · PHA code FL004
4,820 Section 8 units
Orange County Housing & Community Development
Orlando · PHA code FL093
1,358 Section 8 units
Housing Authority of the City of Winter Park
Winter Park · PHA code FL082
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The PHA whose jurisdiction covers ZIP 32804 handles the application, the HAP contract, and the unit inspection.

Frequently asked questions

How much does Section 8 pay for a 2-bedroom in ZIP 32804?: For ZIP 32804 in Orange County, FL, the FY2026 two-bedroom Small Area Fair Market Rent is $2,060 per month. Local housing authorities set the Section 8 payment standard between 90% and 110% of that, roughly $1,855 to $2,265 before the tenant's utility allowance.
What are the FY2026 Section 8 rent limits for ZIP 32804?: HUD's FY2026 Small Area Fair Market Rent for ZIP 32804, by bedroom size: studio $1,720, 1-bedroom $1,810, 2-bedroom $2,060, 3-bedroom $2,590, 4-bedroom $3,050. In SAFMR metros the ZIP-level figure, not the county average, is what applies to an address here.
Which housing authority covers ZIP 32804?: Vouchers for Orange County are administered by Orlando Housing Authority, Orange County Housing & Community Development, Housing Authority of the City of Winter Park. The authority whose jurisdiction covers ZIP 32804 handles the application, the waitlist, the HAP contract, and the unit inspection.

Find Section 8 apartments in ZIP 32804

VoucherMatch connects voucher holders with landlords who accept Section 8, and it is free for renters. Landlords: listings here reach applicants whose voucher already covers the rent above.

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Orange County overview All of Florida

SAFMR data published by HUD for FY2026. ZIP 32804 maps to Orange County, FL · FIPS 12095. Investors can run these numbers in the RentalCalcs voucher analyzer.