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Aiken County/Windsor/29856

29856

ZIPSAFMR
Aiken County, SC
Zillow

ZIP Investment Score

111Above average

095130300
BRFMR
Eff. Rent
0 BR$840$840
1 BR$980$980
2 BR$1,130$1,130
3 BR$1,400$1,400
4 BR$1,650$1,650
5 BR$1,897Not available
6 BR$2,182Not available
7 BR$2,509Not available
8 BR$2,886Not available

Purchase Price Calculator

Maximum purchase price
$106,001

Cost breakdown

+Likely effective rent$1,130
HUD FMRUsed$1,130
Market rentN/A
Est. payment standardN/A
-Principal and interest-$536
Loan amount$84,801
Down payment$21,200
Rate6.50%
Term30 years
-Operating costs-$394
Property taxes-$106
Insurance-$175
Utilities$0
HOA$0
Management-$113
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$18,389(86.7% ROI)
Projected value
$114,152
Return breakdown
Property appreciation+$8,150
Loan principal paid down+$3,038
Rental cash flow+$7,200
5-year hold
+$31,347(147.9% ROI)
Projected value
$119,930
Return breakdown
Property appreciation+$13,929
Loan principal paid down+$5,418
Rental cash flow+$12,000
10-year hold
+$66,599(314.1% ROI)
Projected value
$135,690
Return breakdown
Property appreciation+$29,689
Loan principal paid down+$12,910
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
--
Tax rate
--
Mortgage rate
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ZIP 29856 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 29856 (Windsor, SC) is $1,130 a month. That is up 16.5% from $970 in FY 2026. Windsor is in the Augusta-Richmond County, GA-SC HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 28 ZIP codes in Aiken County, 29856 has the 15th-highest two-bedroom rent (county range $1,000–$1,410). The median county two-bedroom FMR in South Carolina is $1,098, so ZIP 29856 is 3% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 29856
BedroomsFY 2027Change90–110% range
Studio$840+16.7%$756–$924
1BR$980+14.0%$882–$1,078
2BR$1,130+16.5%$1,017–$1,243
3BR$1,400+11.1%$1,260–$1,540
4BR$1,650+7.8%$1,485–$1,815

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 29856
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$840$980$1,130$1,400$1,650
FY 2026$720$860$970$1,260$1,530
FY 2025$730$870$990$1,320$1,610
FY 2024$680$810$920$1,240$1,510
FY 2023$620$720$820$1,110$1,380

Two-bedroom rent in nearby Aiken County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 29856
29831$1,250+10.6%
29832$1,010−10.6%
29834$1,040−8.0%
29839$1,250+10.6%
29841$1,270+12.4%
29842$1,040−8.0%
29847$1,070−5.3%
29851$1,310+15.9%
29853$1,000−11.5%
29856Current$1,130—
29860$1,410+24.8%
29861$1,250+10.6%

Questions about ZIP 29856 rents

How much will Section 8 pay for a two-bedroom in ZIP 29856?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,130, that basic range is $1,017 to $1,243 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 29856 in?

ZIP 29856 is in the Augusta-Richmond County, GA-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 29856 for FY 2027?

The two-bedroom FMR rose 16.5%, from $970 in FY 2026 to $1,130 in FY 2027. Since FY 2023 it has risen 37.8%.

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 rentWindsor, SC fair market rentSC statewide rentsWhat is SAFMR?Data sources