The 2 bedroom fair market rent in Excelsior (Hennepin County) is $1,520 for FY2026, and typical market asking rent is $2,640. Rents here moved +0.7 percent year over year. ZIP 55331 sits in the Minneapolis-St. Paul-Bloomington, MN-WI area.
See how this ZIP compares for Section 8 vouchers, fair market rent against market asking rent for every tracked Minnesota ZIP.
| Unit size | FY2026 FMR | Vs FY2025 | ACS median |
|---|---|---|---|
| Studio | $1,100 | +0.9% | |
| 1 bedroom | $1,250 | +0.8% | |
| 2 bedroom | $1,520 | +0.7% | |
| 3 bedroom | $2,020 | +0.5% | |
| 4 bedroom | $2,270 | +0.9% |
FMR is the HUD Fair Market Rent for this ZIP, the 40th percentile of gross rents. It anchors Section 8 payment standards and runs below top of market. ACS median is the Census survey estimate where available.
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Market asking rent runs about $1,120 above the 2 bedroom FMR, a 74 percent premium. For an investor that gap is a cushion: underwrite at or near FMR and the market gives you room, and Section 8 tenants at payment standard are competitive with market rate here.
Zillow ZORI is a smoothed index of asking rents across all unit sizes. HUD FMR is a 2 bedroom 40th percentile estimate. They measure different things, so treat the spread as a signal, not a price. See the full FMR versus market rent spread for every Minnesota ZIP with both signals.
Among the 72 Hennepin County ZIP codes with a HUD rent estimate, 55331 ranks number 67 of 72 on 2 bedroom fair market rent. That is $255 below the county median of $1,775. The county runs from $1,520 in Minneapolis 55454 to $2,560 in Minneapolis 55401. Statewide the median 2 bedroom fair market rent is $1,090, which puts Excelsior 39 percent above the Minnesota median. The largest single year move since FY2021 came in FY2024, +13.5 percent, and the 2 bedroom estimate has gone from $1,220 to $1,520 over 5 fiscal years. Voucher competitiveness for every Hennepin County ZIP code with both signals is on the Hennepin County Section 8 page.
Of the 6 nearest ZIP codes with an estimate, Chanhassen 55317 carries the highest 2 bedroom fair market rent at $2,110 and Spring Park 55384 the lowest at $1,530, against $1,520 here.
The HUD fair market rent for a 2 bedroom in ZIP 55331 is $1,520 for FY2026. Typical market asking rent is around $2,640 per Zillow as of 2026-07. Actual rents vary by unit size, condition, and location within the ZIP.
The 2 bedroom fair market rent rose 0.7 percent from FY2025 to FY2026, moving from $1,510 to $1,520.
Fair Market Rent is HUD's estimate of the 40th percentile gross rent for a ZIP. It sets Section 8 payment standards, so it is the rent a voucher will support here. Investors use it as a conservative floor when underwriting rental income.
Rent level is only one input. Run the numbers: at $1,520 for a 2 bedroom, a deal in Excelsior pencils or it does not based on price, taxes, insurance, and financing. Pencilwrite computes cap rate, cash-on-cash, DSCR, and true ROE from a few inputs.
Pencilwrite turns an address, a price, and these rents into a full underwrite, cap rate, cash-on-cash, DSCR, true ROE, taxes, and an offer you can send. Limited beta access spots open. Sign up for the beta, opening in the next two months. Free.
