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Mecklenburg County/Charlotte/28269

28269

ZIPSAFMR
Mecklenburg County, NC
Zillow

ZIP Investment Score

92Below average

095130300
BRFMR
Eff. Rent
0 BR$1,820$1,130
1 BR$1,890$1,190
2 BR$2,060$1,540
3 BR$2,520$2,010
4 BR$3,200$2,110
5 BR$3,680Not available
6 BR$4,232Not available
7 BR$4,867Not available
8 BR$5,597Not available

Purchase Price Calculator

Maximum purchase price
$166,927

Cost breakdown

+Likely effective rent$1,540
HUD FMR$2,060
Market rentUsed$1,540
Est. payment standard (90%)$1,850
-Principal and interest-$844
Loan amount$133,542
Down payment$33,385
Rate6.50%
Term30 years
-Operating costs-$496
Property taxes-$167
Insurance-$175
Utilities$0
HOA$0
Management-$154
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$24,820(74.3% ROI)
Projected value
$179,762
Return breakdown
Property appreciation+$12,835
Loan principal paid down+$4,784
Rental cash flow+$7,200
5-year hold
+$42,468(127.2% ROI)
Projected value
$188,862
Return breakdown
Property appreciation+$21,936
Loan principal paid down+$8,532
Rental cash flow+$12,000
10-year hold
+$91,084(272.8% ROI)
Projected value
$213,681
Return breakdown
Property appreciation+$46,754
Loan principal paid down+$20,330
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.61
1 BR
1.59
2 BR
1.34
3 BR
1.25
4 BR
1.52
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 28269 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 28269 (Charlotte, NC) is $2,060 a month. That is up 3.5% from $1,990 in FY 2026. Charlotte 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, 28269 is tied for the 13th-highest two-bedroom rent (county range $1,440–$2,680). The median county two-bedroom FMR in North Carolina is $1,145, so ZIP 28269 is 80% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 28269
BedroomsFY 2027Change90–110% range
Studio$1,820+5.2%$1,638–$2,002
1BR$1,890+3.8%$1,701–$2,079
2BR$2,060+3.5%$1,854–$2,266
3BR$2,520+2.9%$2,268–$2,772
4BR$3,200+2.9%$2,880–$3,520

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 28269
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,820$1,890$2,060$2,520$3,200
FY 2026$1,730$1,820$1,990$2,450$3,110
FY 2025$1,810$1,880$2,080$2,570$3,250
FY 2024$1,540$1,590$1,780$2,220$2,840
FY 2023$1,340$1,370$1,550$1,970$2,540

Two-bedroom rent in nearby Mecklenburg County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 28269
28256$1,890−8.3%
28262$2,0600.0%
28266$1,890−8.3%
28269Current$2,060—
28270$2,080+1.0%
28271$1,890−8.3%
28273$2,200+6.8%
28274$1,960−4.9%
28277$2,340+13.6%
28278$2,120+2.9%
28280$1,890−8.3%
28281$1,890−8.3%

Questions about ZIP 28269 rents

How much will Section 8 pay for a two-bedroom in ZIP 28269?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,060, that basic range is $1,854 to $2,266 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 28269 in?

ZIP 28269 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 28269 for FY 2027?

The two-bedroom FMR rose 3.5%, from $1,990 in FY 2026 to $2,060 in FY 2027. Since FY 2023 it has risen 32.9%.

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