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Bucks County/Pineville/18946

18946

ZIPSAFMR
Bucks County, PA
Zillow

ZIP Investment Score

101Above average

095130300
BRFMR
Eff. Rent
0 BR$2,090$2,010
1 BR$2,260$2,090
2 BR$2,700$2,500
3 BR$3,220$3,220
4 BR$3,550$3,680
5 BR$4,082Not available
6 BR$4,695Not available
7 BR$5,399Not available
8 BR$6,209Not available

Purchase Price Calculator

Maximum purchase price
$309,582

Cost breakdown

+Likely effective rent$2,500
HUD FMR$2,700
Market rentUsed$2,500
Est. payment standard (95%)$2,570
-Principal and interest-$1,565
Loan amount$247,666
Down payment$61,916
Rate6.50%
Term30 years
-Operating costs-$735
Property taxes-$310
Insurance-$175
Utilities$0
HOA$0
Management-$250
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$39,877(64.4% ROI)
Projected value
$333,386
Return breakdown
Property appreciation+$23,804
Loan principal paid down+$8,873
Rental cash flow+$7,200
5-year hold
+$68,505(110.6% ROI)
Projected value
$350,264
Return breakdown
Property appreciation+$40,682
Loan principal paid down+$15,823
Rental cash flow+$12,000
10-year hold
+$148,414(239.7% ROI)
Projected value
$396,292
Return breakdown
Property appreciation+$86,709
Loan principal paid down+$37,704
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.04
1 BR
1.08
2 BR
1.08
4 BR
0.95
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 18946 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 18946 (Pineville, PA) is $2,700 a month. That is up 1.1% from $2,670 in FY 2026. Pineville is in the Philadelphia-Camden-Wilmington, PA-NJ-DE-MD MSA, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 78 ZIP codes in Bucks County, 18946 has the 5th-highest two-bedroom rent (county range $1,410–$2,790). The median county two-bedroom FMR in Pennsylvania is $1,136, so ZIP 18946 is 138% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 18946
BedroomsFY 2027Change90–110% range
Studio$2,090+1.5%$1,881–$2,299
1BR$2,260+0.4%$2,034–$2,486
2BR$2,700+1.1%$2,430–$2,970
3BR$3,220+0.3%$2,898–$3,542
4BR$3,550−0.8%$3,195–$3,905

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 18946
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,090$2,260$2,700$3,220$3,550
FY 2026$2,060$2,250$2,670$3,210$3,580
FY 2025$2,000$2,200$2,630$3,160$3,600
FY 2024$1,370$1,530$1,830$2,210$2,550
FY 2023$1,140$1,280$1,550$1,890$2,190

Two-bedroom rent in nearby Bucks County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 18946
18938$2,330−13.7%
18940$2,750+1.9%
18942$1,680−37.8%
18943$1,970−27.0%
18944$1,910−29.3%
18946Current$2,700—
18947$2,440−9.6%
18949$1,970−27.0%
18950$2,310−14.4%
18951$1,830−32.2%
18953$1,970−27.0%
18954$2,430−10.0%

Questions about ZIP 18946 rents

How much will Section 8 pay for a two-bedroom in ZIP 18946?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,700, that basic range is $2,430 to $2,970 a month. 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 18946 in?

ZIP 18946 is in the Philadelphia-Camden-Wilmington, PA-NJ-DE-MD MSA. HUD requires Small Area FMRs in this area, so payment standards are set by ZIP code.

How much did fair market rent change in ZIP 18946 for FY 2027?

The two-bedroom FMR rose 1.1%, from $2,670 in FY 2026 to $2,700 in FY 2027. Since FY 2023 it has risen 74.2%.

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 rentPineville, PA fair market rentPA statewide rentsWhat is SAFMR?Data sources