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Final FY 2011 Fair Market Rent Documentation System -- Summary for Refugio County,
Final FY 2011 Fair Market Rent Documentation System
The Final FY 2011 Refugio County FMRs for All Bedroom Sizes
The following table shows the Final FY 2011 FMRs by unit bedrooms.
Final FY 2011 FMRs By Unit Bedrooms
Efficiency
One-Bedroom
Two-Bedroom
Three-Bedroom
Four-Bedroom
Final FY 2011 FMR
The remainder of this page provides complete documentation of the development of the
Final FY 2011 Fair Market Rents (FMRs) for
Refugio County, .
This page provides a summary and details of how the Final FY 2011 FMRs
were developed and updated starting with the formation of the FY 2011 FMR Areas from the
metropolitan Core-Based Statistical Areas (CBSAs) as established by the Office of Management and Budget
and incorporating newly available 2008 one and three year American Community Survey (ACS) Data.
FY 2011 FMRs include information from local Random Digit Dialing (RDD) surveys conducted through
2009. Aspects of the derivation of Final FY 2011 rents exclusive to FY 2011 are made explicit in the following text.
Aspects unchanged from FY 2010 can be reviewed by clicking on the associated link.
The following defines a summary of the steps taken to generate the Final FY 2011 FMR:
Final FY 2011 FMR Calculation Summary
Process Step
Step Result
1. Begin with Final FY 2010 2 Bedroom FMR
2. Remove Trending and CPI Updates from Final FY 2010 2 Bedroom FMR
3. Determine Update Factor through 2008
4. Apply Update Factor (#2 x #3)
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5a. Calculate Update Factors to 2009 and 5b. Trend Factor to April 1, 2011
6. Apply Update Factor to 2009 and Trend to Get Final FY 2011 2BR FMR (#4 x #5a x #5b)
HUD continues its use of ACS data in FY 2011, by building upon the FY 2010 Final FMRs (Refugio County FY 2010 FMR Documentation system).
As in FY 2010, HUD uses 2008 ACS data in four different ways according to how many two-bedroom standard quality and recent mover sample cases are available in the FMR area or its
Core-Based Statistical Area (CBSA). ACS-1 through ACS-4 areas are described in detail here.
In most cases, Final FY 2011 FMRs are based on changes in rents measured by differences in ACS data collected in either 2006 or 2007 and 2008 and updated
CPI rent and utility inflation indexes. Depending on the size of the ACS survey sample, State or Local ACS data is used to update a June 2007-calculated
gross rent from the Final FY 2010 FMRs (Refugio County FY 2010 FMR Documentation system)
to June 2008. In some cases, as described below, the 2008 ACS Survey result is used instead of the updated value. The ACS updated 2008
rent is then adjusted with CPI inflation factors that measure changes from mid-2008 though year end 2009 and 1.25 years of trending to arrive at
Final FY 2011 FMRs. RDD survey results are applied where available and appropriate.
is an ACS-0 area.
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Similar to the calculation methodology used in FY2010, for FY2011 Final FMRs, HUD continues to use a statistical test to determine
if the change in the survey estimates from separate surveys are statistically significant.
This test is described and completed below.
In order to apply changes in ACS surveys to FMRs (ACS data are assumed to be as of June of their respective survey years), FY 2010 FMRs are first
deflated to mid-2007 values by removing the CPI inflation and trend factors used to update mid-2007 values to April, 2010 inherent in the Final FY
2010 FMRs.(Refugio County FY 2010 FMR Documentation system.)
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) * ()
Rent2007
=
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Rent2007 =
The Update Factor using 2008 ACS Data
As stated earlier, is an ACS-0 area.
is large enough to have a 2008 ACS survey that contains at least 200 Recent Mover cases.
Therefore, HUD compares the 2007 to 2008 updated rent using the change in Standard Quality Rents from the 2007 to the 2008 ACS for the to the
2008 ACS Recent Mover survey result. If the
2008 updated rent using the standard quality update factor is outside the confidence interval of the recent mover rent and the recent mover rent
is larger than the local standard quality rent, then the 2008 intermediate rent is set at the 2008 ACS recent mover survey result.
If the 2008 recent mover rent is smaller than the 2008 standard quality
rent for then the 2008 intermediate rent is set at the 2008 ACS standard quality survey result.
Otherwise, the 2008 intermediate rent is set using the standard quality update factor calculated for .
The 2007 to 2008 standard quality update factor for is .
The 2007 to 2008 updated rent for comparison is x =
.
The 2008 ACS Standard Quality survey result for is with a survey error of ±.
The following table summarizes the decision criteria for using the 2008 ACS survey rent result for :
2008 Local ACS Survey Rent for
Rent2007
Local SQ Update Factor
SQ Updated 2008 Rent
2008 ACS Survey Local Recent Mover Rent
2008 ACS Survey Confidence Interval
Is SQ-updated Local Rent outside confidence Interval of SQ Rent?
ACS Survey Local Standard Quality Rent
2008 Basis
2008 Intermediate Rent
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-
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YES - survey estimate is statistically significant and is
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Lower than updated rent
- Recent Mover Rent Higher
2008 ACS Survey Local Standard Quality Result
This yields an effective change factor for of /
=
NOTE: The update factor shown in the calculation above may not match exactly the 2008 factor shown throughout the demonstration
due to the rounding of Fair Market Rents to whole dollar amounts
HUD updates the 2008 intermediate rent (as of June 2008) with the appropriate CPI change (local or regional) to establish rents as of December 2009.
HUD then applies additional trending or results of Random Digit Dialing (RDD) surveys to update rents to April, 2011, the mid-point of FY 2011.
The has the following 2008-to-2011 Update Factor:
Update Factors used between June 2008 and April 2011
The Final FY 2011 2-Bedroom FMR is simply the product of the
2007 Rent from deflated from final FY 2010 FMRs, the 2008 update factor and the 2008-to-2011 Update Factors for as determined above:
Final FY 2011 FMR
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= * * *
= * *
= *
=
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The following table shows the
Final FY 2011 FMRs by unit bedrooms.
The FMRs for units
with different numbers of bedrooms are computed from the ratio of the
2005 Revised Final FMRs (based on 2000 Decennial Census Data) for the different unit sizes to the
2005 2-Bedroom Revised Final FMRs. These Rent Ratios are applied to the
Final FY 2011 2-Bedroom FMR
to determine the Final FY 2011 FMRs
for the different size units.
Click on the links in the table to see how the bedroom rents were derived.
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Unadjusted Rent Ratio
State Minimum-Based Final FY 2011 FMR
The FMRs for unit sizes larger than four bedrooms are calculated by adding 15 percent to the four bedroom FMR, for each extra bedroom.
For example, the FMR for a five bedroom unit is 1.15 times the four bedroom FMR, and the FMR for a six bedroom unit is 1.30 times the four bedroom
FMR. FMRs for single-room occupancy units are 0.75 times the zero bedroom (efficiency) FMR.
or
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