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Fulton County/Monterey/46960

46960

ZIPSAFMR
Fulton County, IN
Zillow

ZIP Investment Score

117Above average

095130300
BRFMR
Eff. Rent
0 BR$760$760
1 BR$820$820
2 BR$1,010$1,010
3 BR$1,320$1,320
4 BR$1,630$1,630
5 BR$1,874Not available
6 BR$2,156Not available
7 BR$2,479Not available
8 BR$2,851Not available

Purchase Price Calculator

Maximum purchase price
$88,169

Cost breakdown

+Likely effective rent$1,010
HUD FMRUsed$1,010
Market rentN/A
Est. payment standardN/A
-Principal and interest-$446
Loan amount$70,535
Down payment$17,634
Rate6.50%
Term30 years
-Operating costs-$364
Property taxes-$88
Insurance-$175
Utilities$0
HOA$0
Management-$101
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$16,506(93.6% ROI)
Projected value
$94,948
Return breakdown
Property appreciation+$6,779
Loan principal paid down+$2,527
Rental cash flow+$7,200
5-year hold
+$28,093(159.3% ROI)
Projected value
$99,755
Return breakdown
Property appreciation+$11,586
Loan principal paid down+$4,507
Rental cash flow+$12,000
10-year hold
+$59,433(337.0% ROI)
Projected value
$112,864
Return breakdown
Property appreciation+$24,695
Loan principal paid down+$10,738
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
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Tax rate
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Mortgage rate
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ZIP 46960 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 46960 (Monterey, IN) is $1,010 a month. That is up 5.2% from $960 in FY 2026. Monterey is in the Fulton County, IN non-metropolitan FMR area. 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 county-wide two-bedroom FMR of $1,034. Among 18 ZIP codes in Fulton County, 46960 is tied for the 16th-highest two-bedroom rent (county range $1,010–$1,320). The median county two-bedroom FMR in Indiana is $1,086, so ZIP 46960 is 7% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 46960
BedroomsFY 2027Change90–110% range
Studio$760+10.1%$684–$836
1BR$820+1.2%$738–$902
2BR$1,010+5.2%$909–$1,111
3BR$1,320+5.6%$1,188–$1,452
4BR$1,630+4.5%$1,467–$1,793

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 46960
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$760$820$1,010$1,320$1,630
FY 2026$690$810$960$1,250$1,560
FY 2025$650$780$930$1,210$1,490
FY 2024area FMR$602$658$865$1,046$1,152
FY 2023area FMR$580$639$832$1,013$1,118

Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.

Two-bedroom rent in nearby Fulton County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 46960
46922$1,030+2.0%
46931$1,0100.0%
46939$1,0100.0%
46945$1,030+2.0%
46950$1,050+4.0%
46951$1,320+30.7%
46960Current$1,010—
46975$1,030+2.0%
46978$1,050+4.0%
46982$1,190+17.8%
46985$1,090+7.9%
46988$1,210+19.8%

Questions about ZIP 46960 rents

How much will Section 8 pay for a two-bedroom in ZIP 46960?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,034, which applies unless the housing authority uses Small Area FMRs, that basic range is $931 to $1,137 a month; under the ZIP-level Small Area FMR of $1,010 it would be $909 to $1,111. 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 46960 in?

ZIP 46960 is in the Fulton County, IN non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,034.

How much did fair market rent change in ZIP 46960 for FY 2027?

The two-bedroom FMR rose 5.2%, from $960 in FY 2026 to $1,010 in FY 2027. Since FY 2025 it has risen 8.6%.

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 rentMonterey, IN fair market rentIN statewide rentsWhat is SAFMR?Data sources