29716

ZIPSAFMR

York County, SC

ZIP Investment Score

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$1,420	$1,260	5.2%
1 BR	$1,480	$1,440	5.5%
2 BR	$1,610	$1,680	4.5%
3 BR	$1,970	$1,820	3.8%
4 BR	$2,500	$2,190	3.6%
5 BR	$2,875	Not available	3.6%
6 BR	$3,306	Not available	3.6%
7 BR	$3,802	Not available	3.6%
8 BR	$4,373	Not available	3.6%

Purchase Price Calculator

Maximum purchase price

$187,731

Cost breakdown

+Likely effective rent$1,680

HUD FMR$1,610

Market rent$1,720

Est. payment standard (104%)Used$1,680

-Principal and interest-$949

Loan amount$150,185

Down payment$37,546

Rate6.50%

Term30 years

-Operating costs-$531

Property taxes-$188

Insurance-$175

Utilities$0

HOA$0

Management-$168

=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

+$27,015(72.0% ROI)

Projected value

$202,166

Return breakdown

Property appreciation+$14,435

Loan principal paid down+$5,381

Rental cash flow+$7,200

5-year hold

+$46,265(123.2% ROI)

Projected value

$212,400

Return breakdown

Property appreciation+$24,669

Loan principal paid down+$9,595

Rental cash flow+$12,000

10-year hold

+$99,444(264.9% ROI)

Projected value

$240,311

Return breakdown

Property appreciation+$52,581

Loan principal paid down+$22,864

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

1.13ratio

FMR$1,420

Market$1,260

vs market+$160

FMR is above market; underwrite to market rent.

1.13

1 BR

1.03ratio

FMR$1,480

Market$1,440

vs market+$40

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

1.03

2 BR

0.94ratio

FMR$1,610

Market$1,720

vs market-$110

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

0.94

3 BR

1.08ratio

FMR$1,970

Market$1,820

vs market+$150

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

1.08

4 BR

1.14ratio

FMR$2,500

Market$2,190

vs market+$310

FMR is above market; underwrite to market rent.

1.14

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 29716 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 29716 (Fort Mill, SC) is $1,610 a month. That is up 5.2% from $1,530 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, 29716 is tied for the 4th-highest two-bedroom rent (county range $1,010–$1,940). The median county two-bedroom FMR in South Carolina is $1,098, so ZIP 29716 is 47% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 29716
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$1,330	$1,420	+6.8%	$1,278–$1,562
1BR	$1,400	$1,480	+5.7%	$1,332–$1,628
2BR	$1,530	$1,610	+5.2%	$1,449–$1,771
3BR	$1,880	$1,970	+4.8%	$1,773–$2,167
4BR	$2,390	$2,500	+4.6%	$2,250–$2,750

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 29716
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$1,420	$1,480	$1,610	$1,970	$2,500
FY 2026	$1,330	$1,400	$1,530	$1,880	$2,390
FY 2025	$1,430	$1,490	$1,650	$2,040	$2,580
FY 2024	$1,220	$1,260	$1,410	$1,760	$2,250
FY 2023	$1,050	$1,070	$1,210	$1,530	$1,980

Two-bedroom rent in nearby York County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 29716
29702	$1,010	−37.3%
29703	$1,610	0.0%
29704	$1,370	−14.9%
29706	$1,020	−36.6%
29707	$1,600	−0.6%
29708	$1,940	+20.5%
29710	$1,760	+9.3%
29712	$1,480	−8.1%
29715	$1,880	+16.8%
29716Current	$1,610	—
29717	$1,320	−18.0%
29726	$1,240	−23.0%

Questions about ZIP 29716 rents

How much will Section 8 pay for a two-bedroom in ZIP 29716?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,610, that basic range is $1,449 to $1,771 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 29716 in?

ZIP 29716 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 29716 for FY 2027?

The two-bedroom FMR rose 5.2%, from $1,530 in FY 2026 to $1,610 in FY 2027. Since FY 2023 it has risen 33.1%.

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