Loudoun County/Purcellville/20132

20132

ZIPSAFMR

Loudoun County, VA

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ZIP Investment Score

69Below average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$2,260	$1,740	12.2%
1 BR	$2,360	$1,800	13.1%
2 BR	$2,610	$2,460	12.2%
3 BR	$3,330	$2,890	13.1%
4 BR	$3,920	$3,380	12.8%
5 BR	$4,508	Not available	12.8%
6 BR	$5,184	Not available	12.8%
7 BR	$5,962	Not available	12.8%
8 BR	$6,856	Not available	12.8%

Purchase Price Calculator

Maximum purchase price

$303,639

Cost breakdown

+Likely effective rent$2,460

HUD FMR$2,610

Market rentUsed$2,460

Est. payment standard (96%)$2,510

-Principal and interest-$1,535

Loan amount$242,911

Down payment$60,728

Rate6.50%

Term30 years

-Operating costs-$725

Property taxes-$304

Insurance-$175

Utilities$0

HOA$0

Management-$246

=Target cash flow+$200

Calculation mode

BedroomsCash-flow target

Down payment methodDown payment %

HOA / mo

Utilities methodUtilities amount

Management methodManagement % of rent

Hold period projections

Annual appreciation rate

3-year hold

+$39,250(64.6% ROI)

Projected value

$326,985

Return breakdown

Property appreciation+$23,347

Loan principal paid down+$8,703

Rental cash flow+$7,200

5-year hold

+$67,420(111.0% ROI)

Projected value

$343,539

Return breakdown

Property appreciation+$39,901

Loan principal paid down+$15,520

Rental cash flow+$12,000

10-year hold

+$146,025(240.5% ROI)

Projected value

$388,683

Return breakdown

Property appreciation+$85,044

Loan principal paid down+$36,980

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

1.30ratio

FMR$2,260

Market$1,740

vs market+$520

FMR is above market; underwrite to market rent.

1.30

1 BR

1.31ratio

FMR$2,360

Market$1,800

vs market+$560

FMR is above market; underwrite to market rent.

1.31

2 BR

1.06ratio

FMR$2,610

Market$2,460

vs market+$150

FMR is near market; voucher and private rents are aligned.

1.06

3 BR

1.15ratio

FMR$3,330

Market$2,890

vs market+$440

FMR is above market; underwrite to market rent.

1.15

4 BR

1.16ratio

FMR$3,920

Market$3,380

vs market+$540

FMR is above market; underwrite to market rent.

1.16

0.700.800.901.001.101.201.30aligned range

Historical

FY 2023-2027

FMR: FY2027
Market rent: last ~365 days
Property value: --
Tax rate: --
Mortgage rate: --

ZIP 20132 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 20132 (Purcellville, VA) is $2,610 a month. That is up 12.5% from $2,320 in FY 2026. Purcellville is in the Washington-Arlington-Alexandria, DC-VA-MD HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 34 ZIP codes in Loudoun County, 20132 has the 23rd-highest two-bedroom rent (county range $1,610–$3,360). The median county two-bedroom FMR in Virginia is $1,262, so ZIP 20132 is 107% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 20132
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$2,020	$2,260	+11.9%	$2,034–$2,486
1BR	$2,080	$2,360	+13.5%	$2,124–$2,596
2BR	$2,320	$2,610	+12.5%	$2,349–$2,871
3BR	$2,930	$3,330	+13.7%	$2,997–$3,663
4BR	$3,440	$3,920	+14.0%	$3,528–$4,312

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 20132
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$2,260	$2,360	$2,610	$3,330	$3,920
FY 2026	$2,020	$2,080	$2,320	$2,930	$3,440
FY 2025	$2,010	$2,050	$2,310	$2,890	$3,410
FY 2024	$1,600	$1,630	$1,850	$2,300	$2,730
FY 2023	$1,360	$1,380	$1,570	$1,960	$2,340

Two-bedroom rent in nearby Loudoun County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 20132
20117	$1,910	−26.8%
20120	$2,710	+3.8%
20129	$2,760	+5.7%
20130	$1,710	−34.5%
20132Current	$2,610	—
20135	$1,610	−38.3%
20141	$2,140	−18.0%
20146	$2,760	+5.7%
20147	$2,820	+8.0%
20148	$3,170	+21.5%
20151	$2,670	+2.3%
20152	$3,360	+28.7%

Questions about ZIP 20132 rents

How much will Section 8 pay for a two-bedroom in ZIP 20132?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,610, that basic range is $2,349 to $2,871 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 20132 in?

ZIP 20132 is in the Washington-Arlington-Alexandria, DC-VA-MD HUD Metro FMR Area. 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 20132 for FY 2027?

The two-bedroom FMR rose 12.5%, from $2,320 in FY 2026 to $2,610 in FY 2027. Since FY 2023 it has risen 66.2%.

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 rent Purcellville, VA fair market rent VA statewide rents What is SAFMR?Data sources