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Montgomery County/Sandy Spring/20860

20860

ZIPSAFMR
Montgomery County, MD
Zillow

ZIP Investment Score

83Below average

095130300
BRFMR
Eff. Rent
0 BR$2,240$1,820
1 BR$2,340$1,920
2 BR$2,590$2,500
3 BR$3,300$2,960
4 BR$3,890$3,680
5 BR$4,474Not available
6 BR$5,145Not available
7 BR$5,916Not available
8 BR$6,804Not available

Purchase Price Calculator

Maximum purchase price
$309,582

Cost breakdown

+Likely effective rent$2,500
HUD FMR$2,590
Market rentUsed$2,500
Est. payment standard (98%)$2,530
-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
1.23
1 BR
1.22
2 BR
1.04
3 BR
1.11
4 BR
1.06
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 20860 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 20860 (Sandy Spring, MD) is $2,590 a month. That is up 15.6% from $2,240 in FY 2026. Sandy Spring 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 77 ZIP codes in Montgomery County, 20860 is tied for the 19th-highest two-bedroom rent (county range $1,200–$3,660). The median county two-bedroom FMR in Maryland is $1,875, so ZIP 20860 is 38% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 20860
BedroomsFY 2027Change90–110% range
Studio$2,240+14.9%$2,016–$2,464
1BR$2,340+17.6%$2,106–$2,574
2BR$2,590+15.6%$2,331–$2,849
3BR$3,300+17.9%$2,970–$3,630
4BR$3,890+17.9%$3,501–$4,279

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 20860
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,240$2,340$2,590$3,300$3,890
FY 2026$1,950$1,990$2,240$2,800$3,300
FY 2025$2,160$2,210$2,480$3,110$3,660
FY 2024$1,990$2,020$2,300$2,860$3,390
FY 2023$1,810$1,840$2,090$2,620$3,120

Two-bedroom rent in nearby Montgomery County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 20860
20851$2,370−8.5%
20852$3,080+18.9%
20853$2,300−11.2%
20854$3,660+41.3%
20855$2,920+12.7%
20857$2,470−4.6%
20859$2,470−4.6%
20860Current$2,590—
20861$2,470−4.6%
20862$2,470−4.6%
20866$2,690+3.9%
20868$2,490−3.9%

Questions about ZIP 20860 rents

How much will Section 8 pay for a two-bedroom in ZIP 20860?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,590, that basic range is $2,331 to $2,849 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 20860 in?

ZIP 20860 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 20860 for FY 2027?

The two-bedroom FMR rose 15.6%, from $2,240 in FY 2026 to $2,590 in FY 2027. Since FY 2023 it has risen 23.9%.

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 rentSandy Spring, MD fair market rentMD statewide rentsWhat is SAFMR?Data sources