Skip to main content
Loading page
Culpeper County/Warrenton/20186

20186

ZIPSAFMR
Culpeper County, VA
Zillow

ZIP Investment Score

60Below average

095130300
BRFMR
Eff. Rent
0 BR$1,580$1,650
1 BR$1,650$1,660
2 BR$1,830$2,000
3 BR$2,330$2,430
4 BR$2,750$3,010
5 BR$3,162Not available
6 BR$3,637Not available
7 BR$4,182Not available
8 BR$4,810Not available

Purchase Price Calculator

Maximum purchase price
$235,283

Cost breakdown

+Likely effective rent$2,000
HUD FMR$1,830
Market rent$2,090
Est. payment standard (109%)Used$2,000
-Principal and interest-$1,190
Loan amount$188,226
Down payment$47,057
Rate6.50%
Term30 years
-Operating costs-$610
Property taxes-$235
Insurance-$175
Utilities$0
HOA$0
Management-$200
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$32,035(68.1% ROI)
Projected value
$253,374
Return breakdown
Property appreciation+$18,091
Loan principal paid down+$6,744
Rental cash flow+$7,200
5-year hold
+$54,944(116.8% ROI)
Projected value
$266,201
Return breakdown
Property appreciation+$30,918
Loan principal paid down+$12,026
Rental cash flow+$12,000
10-year hold
+$118,554(251.9% ROI)
Projected value
$301,182
Return breakdown
Property appreciation+$65,899
Loan principal paid down+$28,655
Rental cash flow+$24,000

Public Housing Authority

Loading Public Housing Authority

Rolodex

Loading Rolodex

Market Alignment

Studio
0.94
1 BR
0.99
2 BR
0.88
3 BR
0.94
4 BR
0.87
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 20186 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 20186 (Warrenton, VA) is $1,830 a month. That is up 5.2% from $1,740 in FY 2026. Warrenton is in the Culpeper County, VA HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 18 ZIP codes in Culpeper County, 20186 is tied for the 4th-highest two-bedroom rent (county range $1,340–$2,150). The median county two-bedroom FMR in Virginia is $1,262, so ZIP 20186 is 45% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 20186
BedroomsFY 2027Change90–110% range
Studio$1,580+4.6%$1,422–$1,738
1BR$1,650+5.8%$1,485–$1,815
2BR$1,830+5.2%$1,647–$2,013
3BR$2,330+5.9%$2,097–$2,563
4BR$2,750+6.6%$2,475–$3,025

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 20186
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,580$1,650$1,830$2,330$2,750
FY 2026$1,510$1,560$1,740$2,200$2,580
FY 2025$1,590$1,630$1,830$2,290$2,700
FY 2024$1,400$1,430$1,620$2,020$2,390
FY 2023$1,230$1,250$1,420$1,780$2,120

Two-bedroom rent in nearby Culpeper County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 20186
20106$1,810−1.1%
20186Current$1,830—
22407$2,150+17.5%
22701$1,580−13.7%
22713$1,590−13.1%
22714$1,600−12.6%
22716$1,570−14.2%
22718$1,600−12.6%
22724$1,8300.0%
22726$1,600−12.6%
22729$1,580−13.7%
22733$1,430−21.9%

Questions about ZIP 20186 rents

How much will Section 8 pay for a two-bedroom in ZIP 20186?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,830, that basic range is $1,647 to $2,013 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 20186 in?

ZIP 20186 is in the Culpeper County, VA 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 20186 for FY 2027?

The two-bedroom FMR rose 5.2%, from $1,740 in FY 2026 to $1,830 in FY 2027. Since FY 2023 it has risen 28.9%.

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