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Franklin County/Williamsburg/01096

01096

ZIPSAFMR
Franklin County, MA
Zillow

ZIP Investment Score

69Below average

095130300
BRFMR
Eff. Rent
0 BR$1,500$1,500
1 BR$1,680$1,680
2 BR$2,150$2,150
3 BR$2,810$2,810
4 BR$2,930$2,930
5 BR$3,369Not available
6 BR$3,875Not available
7 BR$4,456Not available
8 BR$5,125Not available

Purchase Price Calculator

Maximum purchase price
$257,573

Cost breakdown

+Likely effective rent$2,150
HUD FMRUsed$2,150
Market rentN/A
Est. payment standardN/A
-Principal and interest-$1,302
Loan amount$206,058
Down payment$51,515
Rate6.50%
Term30 years
-Operating costs-$648
Property taxes-$258
Insurance-$175
Utilities$0
HOA$0
Management-$215
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$34,387(66.8% ROI)
Projected value
$277,378
Return breakdown
Property appreciation+$19,805
Loan principal paid down+$7,383
Rental cash flow+$7,200
5-year hold
+$59,012(114.6% ROI)
Projected value
$291,420
Return breakdown
Property appreciation+$33,847
Loan principal paid down+$13,165
Rental cash flow+$12,000
10-year hold
+$127,512(247.5% ROI)
Projected value
$329,715
Return breakdown
Property appreciation+$72,142
Loan principal paid down+$31,370
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical
FY 2023-2027
FMR
FY2027
Property value
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Tax rate
--
Mortgage rate
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ZIP 01096 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 01096 (Williamsburg, MA) is $2,150 a month. That is down 5.7% from $2,280 in FY 2026. Williamsburg is in the Franklin County, MA non-metropolitan FMR area. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the county-wide two-bedroom FMR of $1,882. Among 37 ZIP codes in Franklin County, 01096 has the 9th-highest two-bedroom rent (county range $1,680–$2,640). The median county two-bedroom FMR in Massachusetts is $2,222, so ZIP 01096 is 3% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 01096
BedroomsFY 2027Change90–110% range
Studio$1,500−4.5%$1,350–$1,650
1BR$1,680−6.7%$1,512–$1,848
2BR$2,150−5.7%$1,935–$2,365
3BR$2,810−1.4%$2,529–$3,091
4BR$2,930−4.6%$2,637–$3,223

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 01096
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,500$1,680$2,150$2,810$2,930
FY 2026$1,570$1,800$2,280$2,850$3,070
FY 2025$1,230$1,420$1,760$2,150$2,400
FY 2024$1,090$1,310$1,610$1,950$2,290
FY 2023$920$1,110$1,370$1,680$2,020

Two-bedroom rent in nearby Franklin County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 01096
01002$2,450+14.0%
01039$2,550+18.6%
01054$2,140−0.5%
01070$1,810−15.8%
01072$2,550+18.6%
01093$2,210+2.8%
01096Current$2,150—
01247$1,680−21.9%
01301$1,840−14.4%
01302$1,880−12.6%
01330$1,810−15.8%
01331$1,680−21.9%

Questions about ZIP 01096 rents

How much will Section 8 pay for a two-bedroom in ZIP 01096?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,882, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,694 to $2,070 a month; under the ZIP-level Small Area FMR of $2,150 it would be $1,935 to $2,365. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 01096 in?

ZIP 01096 is in the Franklin County, MA non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,882.

How much did fair market rent change in ZIP 01096 for FY 2027?

The two-bedroom FMR fell 5.7%, from $2,280 in FY 2026 to $2,150 in FY 2027. Since FY 2023 it has risen 56.9%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rentWilliamsburg, MA fair market rentMA statewide rentsWhat is SAFMR?Data sources