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Mecklenburg County/Matthews/28105

28105

ZIPSAFMR
Mecklenburg County, NC
Zillow

ZIP Investment Score

80Below average

095130300
BRFMR
Eff. Rent
0 BR$1,740$1,440
1 BR$1,810$1,490
2 BR$1,970$1,920
3 BR$2,410$2,170
4 BR$3,060$2,530
5 BR$3,519Not available
6 BR$4,047Not available
7 BR$4,654Not available
8 BR$5,352Not available

Purchase Price Calculator

Maximum purchase price
$223,395

Cost breakdown

+Likely effective rent$1,920
HUD FMR$1,970
Market rentUsed$1,920
Est. payment standard (98%)$1,940
-Principal and interest-$1,130
Loan amount$178,716
Down payment$44,679
Rate6.50%
Term30 years
-Operating costs-$590
Property taxes-$223
Insurance-$175
Utilities$0
HOA$0
Management-$192
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$30,780(68.9% ROI)
Projected value
$240,572
Return breakdown
Property appreciation+$17,177
Loan principal paid down+$6,403
Rental cash flow+$7,200
5-year hold
+$52,774(118.1% ROI)
Projected value
$252,751
Return breakdown
Property appreciation+$29,356
Loan principal paid down+$11,418
Rental cash flow+$12,000
10-year hold
+$113,777(254.7% ROI)
Projected value
$285,964
Return breakdown
Property appreciation+$62,569
Loan principal paid down+$27,207
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.21
1 BR
1.21
2 BR
1.03
3 BR
1.11
4 BR
1.21
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 28105 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 28105 (Matthews, NC) is $1,970 a month. That is up 4.8% from $1,880 in FY 2026. Matthews is in the Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 72 ZIP codes in Mecklenburg County, 28105 has the 19th-highest two-bedroom rent (county range $1,440–$2,680). The median county two-bedroom FMR in North Carolina is $1,145, so ZIP 28105 is 72% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 28105
BedroomsFY 2027Change90–110% range
Studio$1,740+6.1%$1,566–$1,914
1BR$1,810+5.2%$1,629–$1,991
2BR$1,970+4.8%$1,773–$2,167
3BR$2,410+3.9%$2,169–$2,651
4BR$3,060+4.1%$2,754–$3,366

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 28105
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,740$1,810$1,970$2,410$3,060
FY 2026$1,640$1,720$1,880$2,320$2,940
FY 2025$1,790$1,860$2,060$2,540$3,220
FY 2024$1,560$1,600$1,800$2,240$2,870
FY 2023$1,330$1,350$1,530$1,940$2,510

Two-bedroom rent in nearby Mecklenburg County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 28105
28036$2,040+3.6%
28070$1,890−4.1%
28075$2,680+36.0%
28078$2,150+9.1%
28079$2,360+19.8%
28104$2,150+9.1%
28105Current$1,970—
28106$1,890−4.1%
28107$1,440−26.9%
28126$1,890−4.1%
28130$1,890−4.1%
28134$2,010+2.0%

Questions about ZIP 28105 rents

How much will Section 8 pay for a two-bedroom in ZIP 28105?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,970, that basic range is $1,773 to $2,167 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 28105 in?

ZIP 28105 is in the Charlotte-Concord-Gastonia, NC-SC 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 28105 for FY 2027?

The two-bedroom FMR rose 4.8%, from $1,880 in FY 2026 to $1,970 in FY 2027. Since FY 2023 it has risen 28.8%.

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