York County/Fort Mill/29708

29708

ZIPSAFMR

York County, SC

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ZIP Investment Score

80Below average

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,710	$1,540	4.2%
1 BR	$1,780	$1,410	4.7%
2 BR	$1,940	$1,740	3.7%
3 BR	$2,370	$2,260	3.0%
4 BR	$3,010	$2,770	2.7%
5 BR	$3,461	Not available	2.7%
6 BR	$3,981	Not available	2.7%
7 BR	$4,578	Not available	2.7%
8 BR	$5,265	Not available	2.7%

Purchase Price Calculator

Maximum purchase price

$196,647

Cost breakdown

+Likely effective rent$1,740

HUD FMR$1,940

Market rentUsed$1,740

Est. payment standard (93%)$1,810

-Principal and interest-$994

Loan amount$157,317

Down payment$39,329

Rate6.50%

Term30 years

-Operating costs-$546

Property taxes-$197

Insurance-$175

Utilities$0

HOA$0

Management-$174

=Target cash flow+$200

Calculation mode

BedroomsCash-flow target

Down payment methodDown payment %

HOA / mo

Utilities methodUtilities amount

Management methodManagement % of rent

Hold period projections

Annual appreciation rate

3-year hold

+$27,957(71.1% ROI)

Projected value

$211,767

Return breakdown

Property appreciation+$15,120

Loan principal paid down+$5,636

Rental cash flow+$7,200

5-year hold

+$47,892(121.8% ROI)

Projected value

$222,488

Return breakdown

Property appreciation+$25,841

Loan principal paid down+$10,051

Rental cash flow+$12,000

10-year hold

+$103,028(262.0% ROI)

Projected value

$251,725

Return breakdown

Property appreciation+$55,078

Loan principal paid down+$23,950

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

1.11ratio

FMR$1,710

Market$1,540

vs market+$170

FMR is above market; underwrite to market rent.

1.11

1 BR

1.26ratio

FMR$1,780

Market$1,410

vs market+$370

FMR is above market; underwrite to market rent.

1.26

2 BR

1.11ratio

FMR$1,940

Market$1,740

vs market+$200

FMR is above market; underwrite to market rent.

1.11

3 BR

1.05ratio

FMR$2,370

Market$2,260

vs market+$110

FMR is near market; voucher and private rents are aligned.

1.05

4 BR

1.09ratio

FMR$3,010

Market$2,770

vs market+$240

FMR is near market; voucher and private rents are aligned.

1.09

0.700.800.901.001.101.201.30aligned range

Historical

FY 2023-2027

FMR: FY2027
Market rent: last ~365 days
Property value: --
Tax rate: --
Mortgage rate: --

ZIP 29708 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 29708 (Fort Mill, SC) is $1,940 a month. That is up 3.7% from $1,870 in FY 2026. Fort Mill 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 20 ZIP codes in York County, 29708 has the highest two-bedroom rent (county range $1,010–$1,940). The median county two-bedroom FMR in South Carolina is $1,098, so ZIP 29708 is 77% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 29708
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,630	$1,710	+4.9%	$1,539–$1,881
1BR	$1,710	$1,780	+4.1%	$1,602–$1,958
2BR	$1,870	$1,940	+3.7%	$1,746–$2,134
3BR	$2,300	$2,370	+3.0%	$2,133–$2,607
4BR	$2,920	$3,010	+3.1%	$2,709–$3,311

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 29708
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,710	$1,780	$1,940	$2,370	$3,010
FY 2026	$1,630	$1,710	$1,870	$2,300	$2,920
FY 2025	$1,730	$1,800	$1,990	$2,450	$3,110
FY 2024	$1,510	$1,550	$1,740	$2,170	$2,780
FY 2023	$1,330	$1,350	$1,530	$1,940	$2,510

Two-bedroom rent in nearby York County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 29708
29702	$1,010	−47.9%
29703	$1,610	−17.0%
29704	$1,370	−29.4%
29706	$1,020	−47.4%
29707	$1,600	−17.5%
29708Current	$1,940	—
29710	$1,760	−9.3%
29712	$1,480	−23.7%
29715	$1,880	−3.1%
29716	$1,610	−17.0%
29717	$1,320	−32.0%
29726	$1,240	−36.1%

Questions about ZIP 29708 rents

How much will Section 8 pay for a two-bedroom in ZIP 29708?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,940, that basic range is $1,746 to $2,134 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 29708 in?

ZIP 29708 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 29708 for FY 2027?

The two-bedroom FMR rose 3.7%, from $1,870 in FY 2026 to $1,940 in FY 2027. Since FY 2023 it has risen 26.8%.

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 rent Fort Mill, SC fair market rent SC statewide rents What is SAFMR?Data sources