29861

ZIPSAFMR

Aiken County, SC

ZIP Investment Score

095130300

BR	FMR	Eff. Rent	3Y CAGR
0 BR	$940	$1,030	7.8%
1 BR	$1,130	$1,240	7.9%
2 BR	$1,250	$1,360	6.7%
3 BR	$1,570	$1,680	4.6%
4 BR	$1,910	$1,920	4.6%
5 BR	$2,197	Not available	4.6%
6 BR	$2,526	Not available	4.6%
7 BR	$2,905	Not available	4.6%
8 BR	$3,341	Not available	4.6%

Purchase Price Calculator

Maximum purchase price

$140,179

Cost breakdown

+Likely effective rent$1,360

HUD FMR$1,250

Market rent$1,420

Est. payment standard (109%)Used$1,360

-Principal and interest-$709

Loan amount$112,143

Down payment$28,036

Rate6.50%

Term30 years

-Operating costs-$451

Property taxes-$140

Insurance-$175

Utilities$0

HOA$0

Management-$136

=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

+$21,996(78.5% ROI)

Projected value

$150,957

Return breakdown

Property appreciation+$10,778

Loan principal paid down+$4,018

Rental cash flow+$7,200

5-year hold

+$37,586(134.1% ROI)

Projected value

$158,600

Return breakdown

Property appreciation+$18,421

Loan principal paid down+$7,165

Rental cash flow+$12,000

10-year hold

+$80,334(286.5% ROI)

Projected value

$179,441

Return breakdown

Property appreciation+$39,262

Loan principal paid down+$17,073

Rental cash flow+$24,000

Public Housing Authority

Rolodex

Market Alignment

Studio

0.62ratio

FMR$940

Market$1,520

vs market-$580

FMR is below market; voucher rent may lag private rents.

0.62

1 BR

0.80ratio

FMR$1,130

Market$1,410

vs market-$280

FMR is below market; voucher rent may lag private rents.

0.80

2 BR

0.88ratio

FMR$1,250

Market$1,420

vs market-$170

FMR is below market; voucher rent may lag private rents.

0.88

3 BR

0.90ratio

FMR$1,570

Market$1,740

vs market-$170

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

0.90

4 BR

0.99ratio

FMR$1,910

Market$1,930

vs market-$20

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

0.99

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 29861 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 29861 (North Augusta, SC) is $1,250 a month. That is up 4.2% from $1,200 in FY 2026. North Augusta 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, 29861 is tied for the 6th-highest two-bedroom rent (county range $1,000–$1,410). The median county two-bedroom FMR in South Carolina is $1,098, so ZIP 29861 is 14% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 29861
Bedrooms	FY 2026	FY 2027	Change	90–110% range
Studio	$890	$940	+5.6%	$846–$1,034
1BR	$1,060	$1,130	+6.6%	$1,017–$1,243
2BR	$1,200	$1,250	+4.2%	$1,125–$1,375
3BR	$1,550	$1,570	+1.3%	$1,413–$1,727
4BR	$1,890	$1,910	+1.1%	$1,719–$2,101

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 29861
Fiscal year	Studio	1BR	2BR	3BR	4BR
FY 2027	$940	$1,130	$1,250	$1,570	$1,910
FY 2026	$890	$1,060	$1,200	$1,550	$1,890
FY 2025	$820	$980	$1,110	$1,460	$1,790
FY 2024	$750	$900	$1,030	$1,370	$1,670
FY 2023	$700	$830	$950	$1,280	$1,560

Two-bedroom rent in nearby Aiken County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code	2 bedroom	vs. 29861
29831	$1,250	0.0%
29832	$1,010	−19.2%
29834	$1,040	−16.8%
29839	$1,250	0.0%
29841	$1,270	+1.6%
29842	$1,040	−16.8%
29847	$1,070	−14.4%
29851	$1,310	+4.8%
29853	$1,000	−20.0%
29856	$1,130	−9.6%
29860	$1,410	+12.8%
29861Current	$1,250	—

Questions about ZIP 29861 rents

How much will Section 8 pay for a two-bedroom in ZIP 29861?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,250, that basic range is $1,125 to $1,375 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 29861 in?

ZIP 29861 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 29861 for FY 2027?

The two-bedroom FMR rose 4.2%, from $1,200 in FY 2026 to $1,250 in FY 2027. Since FY 2023 it has risen 31.6%.

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 North Augusta, SC fair market rent SC statewide rents What is SAFMR?Data sources