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Orange County/Chapel Hill/27516

27516

ZIPSAFMR
Orange County, NC
Zillow

ZIP Investment Score

61Below average

095130300
BRFMR
Eff. Rent
0 BR$1,500$1,180
1 BR$1,560$1,230
2 BR$1,750$1,710
3 BR$2,170$2,350
4 BR$2,490$2,740
5 BR$2,864Not available
6 BR$3,293Not available
7 BR$3,787Not available
8 BR$4,355Not available

Purchase Price Calculator

Maximum purchase price
$192,189

Cost breakdown

+Likely effective rent$1,710
HUD FMR$1,750
Market rentUsed$1,710
Est. payment standard (99%)$1,720
-Principal and interest-$972
Loan amount$153,751
Down payment$38,438
Rate6.50%
Term30 years
-Operating costs-$538
Property taxes-$192
Insurance-$175
Utilities$0
HOA$0
Management-$171
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$27,486(71.5% ROI)
Projected value
$206,966
Return breakdown
Property appreciation+$14,778
Loan principal paid down+$5,509
Rental cash flow+$7,200
5-year hold
+$47,078(122.5% ROI)
Projected value
$217,444
Return breakdown
Property appreciation+$25,255
Loan principal paid down+$9,823
Rental cash flow+$12,000
10-year hold
+$101,236(263.4% ROI)
Projected value
$246,018
Return breakdown
Property appreciation+$53,829
Loan principal paid down+$23,407
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.27
1 BR
1.27
2 BR
1.02
3 BR
0.89
4 BR
0.84
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 27516 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 27516 (Chapel Hill, NC) is $1,750 a month. That is up 2.3% from $1,710 in FY 2026. Chapel Hill is in the Durham-Chapel Hill, NC 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 $1,745. Among 18 ZIP codes in Orange County, 27516 is tied for the 7th-highest two-bedroom rent (county range $1,540–$2,010). The median county two-bedroom FMR in North Carolina is $1,145, so ZIP 27516 is 53% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 27516
BedroomsFY 2027Change90–110% range
Studio$1,500+5.6%$1,350–$1,650
1BR$1,560+3.3%$1,404–$1,716
2BR$1,750+2.3%$1,575–$1,925
3BR$2,170+2.4%$1,953–$2,387
4BR$2,490−1.6%$2,241–$2,739

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 27516
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,500$1,560$1,750$2,170$2,490
FY 2026$1,420$1,510$1,710$2,120$2,530
FY 2025$1,490$1,570$1,800$2,240$2,700
FY 2024$1,320$1,350$1,550$1,950$2,390
FY 2023$1,050$1,050$1,220$1,550$1,880

Two-bedroom rent in nearby Orange County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 27516
27510$1,820+4.0%
27514$1,980+13.1%
27515$1,760+0.6%
27516Current$1,750—
27517$1,890+8.0%
27541$1,540−12.0%
27572$1,540−12.0%
27583$1,540−12.0%
27599$1,760+0.6%
27705$1,7500.0%
27707$1,740−0.6%
27712$2,010+14.9%

Questions about ZIP 27516 rents

How much will Section 8 pay for a two-bedroom in ZIP 27516?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,745, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,571 to $1,920 a month; under the ZIP-level Small Area FMR of $1,750 it would be $1,575 to $1,925. 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 27516 in?

ZIP 27516 is in the Durham-Chapel Hill, NC HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,745.

How much did fair market rent change in ZIP 27516 for FY 2027?

The two-bedroom FMR rose 2.3%, from $1,710 in FY 2026 to $1,750 in FY 2027. Since FY 2023 it has risen 43.4%.

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 rentChapel Hill, NC fair market rentNC statewide rentsWhat is SAFMR?Data sources