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Fayette County/Lexington/40516

40516

ZIPSAFMR
Fayette County, KY
Zillow

ZIP Investment Score

72Below average

095130300
BRFMR
Eff. Rent
0 BR$970$920
1 BR$1,180$1,130
2 BR$1,390$1,240
3 BR$1,910$1,680
4 BR$2,070$2,120
5 BR$2,381Not available
6 BR$2,738Not available
7 BR$3,148Not available
8 BR$3,620Not available

Purchase Price Calculator

Maximum purchase price
$122,347

Cost breakdown

+Likely effective rent$1,240
HUD FMR$1,390
Market rentUsed$1,240
Est. payment standard (93%)$1,290
-Principal and interest-$619
Loan amount$97,878
Down payment$24,469
Rate6.50%
Term30 years
-Operating costs-$421
Property taxes-$122
Insurance-$175
Utilities$0
HOA$0
Management-$124
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$20,114(82.2% ROI)
Projected value
$131,754
Return breakdown
Property appreciation+$9,407
Loan principal paid down+$3,507
Rental cash flow+$7,200
5-year hold
+$34,331(140.3% ROI)
Projected value
$138,424
Return breakdown
Property appreciation+$16,077
Loan principal paid down+$6,253
Rental cash flow+$12,000
10-year hold
+$73,168(299.0% ROI)
Projected value
$156,615
Return breakdown
Property appreciation+$34,268
Loan principal paid down+$14,901
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.05
1 BR
1.04
2 BR
1.12
3 BR
1.14
4 BR
0.96
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 40516 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 40516 (Lexington, KY) is $1,390 a month. That is up 6.9% from $1,300 in FY 2026. Lexington is in the Lexington-Fayette, KY MSA. 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 metro-wide two-bedroom FMR of $1,416. Among 40 ZIP codes in Fayette County, 40516 is tied for the 31st-highest two-bedroom rent (county range $1,150–$1,980). The median county two-bedroom FMR in Kentucky is $925, so ZIP 40516 is 50% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 40516
BedroomsFY 2027Change90–110% range
Studio$970+7.8%$873–$1,067
1BR$1,180+7.3%$1,062–$1,298
2BR$1,390+6.9%$1,251–$1,529
3BR$1,910+7.3%$1,719–$2,101
4BR$2,070+4.5%$1,863–$2,277

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 40516
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$970$1,180$1,390$1,910$2,070
FY 2026$900$1,100$1,300$1,780$1,980
FY 2025$910$1,110$1,320$1,790$2,020
FY 2024$940$1,150$1,380$1,870$2,120
FY 2023$840$1,010$1,220$1,660$1,920

Two-bedroom rent in nearby Fayette County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 40516
40508$1,3900.0%
40509$1,760+26.6%
40510$1,580+13.7%
40511$1,560+12.2%
40512$1,450+4.3%
40513$1,800+29.5%
40514$1,980+42.4%
40515$1,690+21.6%
40516Current$1,390—
40517$1,490+7.2%
40522$1,450+4.3%
40523$1,450+4.3%

Questions about ZIP 40516 rents

How much will Section 8 pay for a two-bedroom in ZIP 40516?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,416, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,274 to $1,558 a month; under the ZIP-level Small Area FMR of $1,390 it would be $1,251 to $1,529. 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 40516 in?

ZIP 40516 is in the Lexington-Fayette, KY MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,416.

How much did fair market rent change in ZIP 40516 for FY 2027?

The two-bedroom FMR rose 6.9%, from $1,300 in FY 2026 to $1,390 in FY 2027. Since FY 2023 it has risen 13.9%.

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 rentLexington, KY fair market rentKY statewide rentsWhat is SAFMR?Data sources