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Watauga County/Sugar Grove/28679

28679

ZIPSAFMR
Watauga County, NC
Zillow

ZIP Investment Score

77Below average

095130300
BRFMR
Eff. Rent
0 BR$870$960
1 BR$1,050$1,160
2 BR$1,230$1,350
3 BR$1,630$1,790
4 BR$2,040$2,240
5 BR$2,346Not available
6 BR$2,698Not available
7 BR$3,103Not available
8 BR$3,568Not available

Purchase Price Calculator

Maximum purchase price
$138,693

Cost breakdown

+Likely effective rent$1,350
HUD FMR$1,230
Market rent$2,270
Est. payment standard (110%)Used$1,350
-Principal and interest-$701
Loan amount$110,954
Down payment$27,739
Rate6.50%
Term30 years
-Operating costs-$449
Property taxes-$139
Insurance-$175
Utilities$0
HOA$0
Management-$135
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$21,839(78.7% ROI)
Projected value
$149,357
Return breakdown
Property appreciation+$10,664
Loan principal paid down+$3,975
Rental cash flow+$7,200
5-year hold
+$37,314(134.5% ROI)
Projected value
$156,918
Return breakdown
Property appreciation+$18,225
Loan principal paid down+$7,089
Rental cash flow+$12,000
10-year hold
+$79,737(287.5% ROI)
Projected value
$177,539
Return breakdown
Property appreciation+$38,846
Loan principal paid down+$16,892
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.38
1 BR
0.49
2 BR
0.54
3 BR
0.59
4 BR
0.49
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 28679 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 28679 (Sugar Grove, NC) is $1,230 a month. That is up 1.7% from $1,210 in FY 2026. Sugar Grove is in the Watauga County, NC non-metropolitan 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 county-wide two-bedroom FMR of $1,311. Among 10 ZIP codes in Watauga County, 28679 has the 5th-highest two-bedroom rent (county range $1,060–$1,500). The median county two-bedroom FMR in North Carolina is $1,145, so ZIP 28679 is 7% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 28679
BedroomsFY 2027Change90–110% range
Studio$870+2.4%$783–$957
1BR$1,050+4.0%$945–$1,155
2BR$1,230+1.7%$1,107–$1,353
3BR$1,630+6.5%$1,467–$1,793
4BR$2,040+1.5%$1,836–$2,244

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 28679
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$870$1,050$1,230$1,630$2,040
FY 2026$850$1,010$1,210$1,530$2,010
FY 2025$900$1,030$1,310$1,600$2,190
FY 2024area FMR$777$906$1,140$1,392$1,935
FY 2023area FMR$720$845$1,040$1,320$1,631

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

Two-bedroom rent in nearby Watauga County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 28679
28604$1,170−4.9%
28605$1,330+8.1%
28607$1,340+8.9%
28618$1,320+7.3%
28622$1,170−4.9%
28645$1,060−13.8%
28679Current$1,230—
28684$1,500+22.0%
28692$1,200−2.4%
28698$1,060−13.8%

Questions about ZIP 28679 rents

How much will Section 8 pay for a two-bedroom in ZIP 28679?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,311, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,180 to $1,442 a month; under the ZIP-level Small Area FMR of $1,230 it would be $1,107 to $1,353. 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 28679 in?

ZIP 28679 is in the Watauga County, NC non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,311.

How much did fair market rent change in ZIP 28679 for FY 2027?

The two-bedroom FMR rose 1.7%, from $1,210 in FY 2026 to $1,230 in FY 2027. Since FY 2025 it has fallen 6.1%.

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