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Clay County/Summersville/26651

26651

ZIPSAFMR
Clay County, WV
Zillow

ZIP Investment Score

81Below average

095130300
BRFMR
Eff. Rent
0 BR$770$770
1 BR$800$800
2 BR$1,030$1,030
3 BR$1,230$1,230
4 BR$1,350$1,350
5 BR$1,552Not available
6 BR$1,785Not available
7 BR$2,053Not available
8 BR$2,361Not available

Purchase Price Calculator

Maximum purchase price
$91,141

Cost breakdown

+Likely effective rent$1,030
HUD FMRUsed$1,030
Market rentN/A
Est. payment standardN/A
-Principal and interest-$461
Loan amount$72,913
Down payment$18,228
Rate6.50%
Term30 years
-Operating costs-$369
Property taxes-$91
Insurance-$175
Utilities$0
HOA$0
Management-$103
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$16,820(92.3% ROI)
Projected value
$98,149
Return breakdown
Property appreciation+$7,008
Loan principal paid down+$2,612
Rental cash flow+$7,200
5-year hold
+$28,635(157.1% ROI)
Projected value
$103,118
Return breakdown
Property appreciation+$11,977
Loan principal paid down+$4,658
Rental cash flow+$12,000
10-year hold
+$60,627(332.6% ROI)
Projected value
$116,668
Return breakdown
Property appreciation+$25,527
Loan principal paid down+$11,100
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
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Mortgage rate
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ZIP 26651 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 26651 (Summersville, WV) is $1,030 a month. That is up 9.6% from $940 in FY 2026. Summersville is in the Charleston, WV HUD Metro FMR Area. 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 $1,048. Among 18 ZIP codes in Clay County, 26651 has the highest two-bedroom rent (county range $940–$1,030). The median county two-bedroom FMR in West Virginia is $955, so ZIP 26651 is 8% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 26651
BedroomsFY 2027Change90–110% range
Studio$770+6.9%$693–$847
1BR$800+6.7%$720–$880
2BR$1,030+9.6%$927–$1,133
3BR$1,230+0.8%$1,107–$1,353
4BR$1,350+6.3%$1,215–$1,485

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 26651
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$770$800$1,030$1,230$1,350
FY 2026$720$750$940$1,220$1,270
FY 2025$720$760$930$1,290$1,300
FY 2024area FMR$688$816$994$1,300$1,324
FY 2023area FMR$652$757$911$1,196$1,248

Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.

Two-bedroom rent in nearby Clay County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 26651
25088$940−8.7%
25111$940−8.7%
25113$940−8.7%
25125$940−8.7%
25133$940−8.7%
25141$940−8.7%
25164$940−8.7%
25211$970−5.8%
25235$940−8.7%
25285$940−8.7%
26617$970−5.8%
26651Current$1,030—

Questions about ZIP 26651 rents

How much will Section 8 pay for a two-bedroom in ZIP 26651?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,048, which applies unless the housing authority uses Small Area FMRs, that basic range is $943 to $1,153 a month; under the ZIP-level Small Area FMR of $1,030 it would be $927 to $1,133. 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 26651 in?

ZIP 26651 is in the Charleston, WV HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,048.

How much did fair market rent change in ZIP 26651 for FY 2027?

The two-bedroom FMR rose 9.6%, from $940 in FY 2026 to $1,030 in FY 2027. Since FY 2025 it has risen 10.8%.

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 rentSummersville, WV fair market rentWV statewide rentsWhat is SAFMR?Data sources