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Fluvanna County/Columbia/23038

23038

ZIPSAFMR
Fluvanna County, VA
Zillow

ZIP Investment Score

105Above average

095130300
BRFMR
Eff. Rent
0 BR$1,300$1,300
1 BR$1,450$1,450
2 BR$1,650$1,650
3 BR$2,000$2,000
4 BR$2,460$2,460
5 BR$2,829Not available
6 BR$3,253Not available
7 BR$3,741Not available
8 BR$4,303Not available

Purchase Price Calculator

Maximum purchase price
$183,273

Cost breakdown

+Likely effective rent$1,650
HUD FMRUsed$1,650
Market rentN/A
Est. payment standardN/A
-Principal and interest-$927
Loan amount$146,618
Down payment$36,655
Rate6.50%
Term30 years
-Operating costs-$523
Property taxes-$183
Insurance-$175
Utilities$0
HOA$0
Management-$165
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$26,545(72.4% ROI)
Projected value
$197,365
Return breakdown
Property appreciation+$14,092
Loan principal paid down+$5,253
Rental cash flow+$7,200
5-year hold
+$45,451(124.0% ROI)
Projected value
$207,356
Return breakdown
Property appreciation+$24,084
Loan principal paid down+$9,367
Rental cash flow+$12,000
10-year hold
+$97,653(266.4% ROI)
Projected value
$234,605
Return breakdown
Property appreciation+$51,332
Loan principal paid down+$22,321
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Not enough rental comps in this area to determine how FMR aligns with current market rates.

Historical
FY 2023-2027
FMR
FY2027
Property value
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Tax rate
--
Mortgage rate
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ZIP 23038 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 23038 (Columbia, VA) is $1,650 a month. That is up 5.8% from $1,560 in FY 2026. Columbia is in the Charlottesville, VA MSA. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the metro-wide two-bedroom FMR of $1,642. Among 10 ZIP codes in Fluvanna County, 23038 is tied for the 5th-highest two-bedroom rent (county range $1,650–$1,850). The median county two-bedroom FMR in Virginia is $1,262, so ZIP 23038 is 31% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 23038
BedroomsFY 2027Change90–110% range
Studio$1,300−3.0%$1,170–$1,430
1BR$1,450+3.6%$1,305–$1,595
2BR$1,650+5.8%$1,485–$1,815
3BR$2,000+2.6%$1,800–$2,200
4BR$2,460+2.1%$2,214–$2,706

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 23038
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,300$1,450$1,650$2,000$2,460
FY 2026$1,340$1,400$1,560$1,950$2,410
FY 2025$1,260$1,280$1,520$1,910$2,350
FY 2024$1,050$1,070$1,270$1,570$1,950
FY 2023$930$960$1,140$1,410$1,770

Two-bedroom rent in nearby Fluvanna County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 23038
22902$1,850+12.1%
22947$1,800+9.1%
22963$1,820+10.3%
22974$1,660+0.6%
23022$1,6500.0%
23038Current$1,650—
23055$1,6500.0%
23084$1,6500.0%
23093$1,6500.0%
24590$1,6500.0%

Questions about ZIP 23038 rents

How much will Section 8 pay for a two-bedroom in ZIP 23038?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,642, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,478 to $1,806 a month; under the ZIP-level Small Area FMR of $1,650 it would be $1,485 to $1,815. 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 23038 in?

ZIP 23038 is in the Charlottesville, VA MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,642.

How much did fair market rent change in ZIP 23038 for FY 2027?

The two-bedroom FMR rose 5.8%, from $1,560 in FY 2026 to $1,650 in FY 2027. Since FY 2023 it has risen 44.7%.

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