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Loudoun County/Sterling/20166

20166

ZIPSAFMR
Loudoun County, VA
Zillow

ZIP Investment Score

85Below average

095130300
BRFMR
Eff. Rent
0 BR$2,380$2,280
1 BR$2,490$2,020
2 BR$2,750$2,450
3 BR$3,500$2,930
4 BR$4,130$3,720
5 BR$4,750Not available
6 BR$5,462Not available
7 BR$6,281Not available
8 BR$7,223Not available

Purchase Price Calculator

Maximum purchase price
$302,153

Cost breakdown

+Likely effective rent$2,450
HUD FMR$2,750
Market rentUsed$2,450
Est. payment standard (93%)$2,560
-Principal and interest-$1,528
Loan amount$241,722
Down payment$60,431
Rate6.50%
Term30 years
-Operating costs-$722
Property taxes-$302
Insurance-$175
Utilities$0
HOA$0
Management-$245
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$39,093(64.7% ROI)
Projected value
$325,385
Return breakdown
Property appreciation+$23,233
Loan principal paid down+$8,660
Rental cash flow+$7,200
5-year hold
+$67,149(111.1% ROI)
Projected value
$341,858
Return breakdown
Property appreciation+$39,705
Loan principal paid down+$15,444
Rental cash flow+$12,000
10-year hold
+$145,428(240.7% ROI)
Projected value
$386,781
Return breakdown
Property appreciation+$84,628
Loan principal paid down+$36,799
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.04
1 BR
1.23
2 BR
1.12
3 BR
1.19
4 BR
1.11
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 20166 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 20166 (Sterling, VA) is $2,750 a month. That is up 9.1% from $2,520 in FY 2026. Sterling 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, 20166 has the 17th-highest two-bedroom rent (county range $1,610–$3,360). The median county two-bedroom FMR in Virginia is $1,262, so ZIP 20166 is 118% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 20166
BedroomsFY 2027Change90–110% range
Studio$2,380+8.7%$2,142–$2,618
1BR$2,490+10.2%$2,241–$2,739
2BR$2,750+9.1%$2,475–$3,025
3BR$3,500+10.1%$3,150–$3,850
4BR$4,130+10.4%$3,717–$4,543

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 20166
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,380$2,490$2,750$3,500$4,130
FY 2026$2,190$2,260$2,520$3,180$3,740
FY 2025$2,260$2,310$2,600$3,250$3,830
FY 2024$1,960$1,990$2,260$2,810$3,330
FY 2023$1,730$1,760$2,000$2,500$2,980

Two-bedroom rent in nearby Loudoun County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 20166
20158$2,560−6.9%
20159$2,760+0.4%
20160$2,760+0.4%
20164$2,650−3.6%
20165$2,860+4.0%
20166Current$2,750—
20167$2,760+0.4%
20170$2,720−1.1%
20175$2,470−10.2%
20176$2,510−8.7%
20177$2,760+0.4%
20178$2,760+0.4%

Questions about ZIP 20166 rents

How much will Section 8 pay for a two-bedroom in ZIP 20166?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,750, that basic range is $2,475 to $3,025 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 20166 in?

ZIP 20166 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 20166 for FY 2027?

The two-bedroom FMR rose 9.1%, from $2,520 in FY 2026 to $2,750 in FY 2027. Since FY 2023 it has risen 37.5%.

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 rentSterling, VA fair market rentVA statewide rentsWhat is SAFMR?Data sources