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Yancey County/Green Mountain/28740

28740

ZIPSAFMR
Yancey County, NC
Zillow

ZIP Investment Score

79Below average

095130300
BRFMR
Eff. Rent
0 BR$930$930
1 BR$940$940
2 BR$1,220$1,220
3 BR$1,560$1,560
4 BR$1,610$1,610
5 BR$1,851Not available
6 BR$2,129Not available
7 BR$2,449Not available
8 BR$2,816Not available

Purchase Price Calculator

Maximum purchase price
$119,375

Cost breakdown

+Likely effective rent$1,220
HUD FMRUsed$1,220
Market rentN/A
Est. payment standardN/A
-Principal and interest-$604
Loan amount$95,500
Down payment$23,875
Rate6.50%
Term30 years
-Operating costs-$416
Property taxes-$119
Insurance-$175
Utilities$0
HOA$0
Management-$122
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$19,800(82.9% ROI)
Projected value
$128,554
Return breakdown
Property appreciation+$9,179
Loan principal paid down+$3,422
Rental cash flow+$7,200
5-year hold
+$33,788(141.5% ROI)
Projected value
$135,062
Return breakdown
Property appreciation+$15,687
Loan principal paid down+$6,102
Rental cash flow+$12,000
10-year hold
+$71,974(301.5% ROI)
Projected value
$152,810
Return breakdown
Property appreciation+$33,435
Loan principal paid down+$14,539
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 28740 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 28740 (Green Mountain, NC) is $1,220 a month. That is up 15.1% from $1,060 in FY 2026. Green Mountain is in the Yancey 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 $1,050. Among 6 ZIP codes in Yancey County, 28740 has the 3rd-highest two-bedroom rent (county range $1,010–$1,660). The median county two-bedroom FMR in North Carolina is $1,145, so ZIP 28740 is 7% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 28740
BedroomsFY 2027Change90–110% range
Studio$930+14.8%$837–$1,023
1BR$940+16.0%$846–$1,034
2BR$1,220+15.1%$1,098–$1,342
3BR$1,560+13.0%$1,404–$1,716
4BR$1,610+14.2%$1,449–$1,771

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 28740
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$930$940$1,220$1,560$1,610
FY 2026$810$810$1,060$1,380$1,410
FY 2025$750$750$990$1,290$1,310
FY 2024area FMR$647$651$856$1,136$1,140
FY 2023area FMR$555$593$771$1,055$1,148

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

Two-bedroom rent in nearby Yancey County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 28740
28705$1,120−8.2%
28714$1,660+36.1%
28740Current$1,220—
28754$1,660+36.1%
28755$1,050−13.9%
28777$1,010−17.2%

Questions about ZIP 28740 rents

How much will Section 8 pay for a two-bedroom in ZIP 28740?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,050, which applies unless the housing authority uses Small Area FMRs, that basic range is $945 to $1,155 a month; under the ZIP-level Small Area FMR of $1,220 it would be $1,098 to $1,342. 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 28740 in?

ZIP 28740 is in the Yancey County, NC non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,050.

How much did fair market rent change in ZIP 28740 for FY 2027?

The two-bedroom FMR rose 15.1%, from $1,060 in FY 2026 to $1,220 in FY 2027. Since FY 2025 it has risen 23.2%.

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