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Spencer County/Santa Claus/47579

47579

ZIPSAFMR
Spencer County, IN
Zillow

ZIP Investment Score

128Above average

095130300
BRFMR
Eff. Rent
0 BR$1,020$1,020
1 BR$1,120$1,120
2 BR$1,470$1,470
3 BR$1,960$1,960
4 BR$1,970$1,970
5 BR$2,266Not available
6 BR$2,605Not available
7 BR$2,996Not available
8 BR$3,446Not available

Purchase Price Calculator

Maximum purchase price
$156,525

Cost breakdown

+Likely effective rent$1,470
HUD FMRUsed$1,470
Market rentN/A
Est. payment standardN/A
-Principal and interest-$791
Loan amount$125,220
Down payment$31,305
Rate6.50%
Term30 years
-Operating costs-$479
Property taxes-$157
Insurance-$175
Utilities$0
HOA$0
Management-$147
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$23,722(75.8% ROI)
Projected value
$168,560
Return breakdown
Property appreciation+$12,035
Loan principal paid down+$4,486
Rental cash flow+$7,200
5-year hold
+$40,569(129.6% ROI)
Projected value
$177,094
Return breakdown
Property appreciation+$20,569
Loan principal paid down+$8,000
Rental cash flow+$12,000
10-year hold
+$86,904(277.6% ROI)
Projected value
$200,365
Return breakdown
Property appreciation+$43,840
Loan principal paid down+$19,063
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 47579 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 47579 (Santa Claus, IN) is $1,470 a month. That is up 4.3% from $1,410 in FY 2026. Santa Claus is in the Spencer 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 $1,014. Among 18 ZIP codes in Spencer County, 47579 has the highest two-bedroom rent (county range $1,010–$1,470). The median county two-bedroom FMR in Indiana is $1,086, so ZIP 47579 is 35% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 47579
BedroomsFY 2027Change90–110% range
Studio$1,020+5.2%$918–$1,122
1BR$1,120+4.7%$1,008–$1,232
2BR$1,470+4.3%$1,323–$1,617
3BR$1,9600.0%$1,764–$2,156
4BR$1,970−3.4%$1,773–$2,167

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 47579
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,020$1,120$1,470$1,960$1,970
FY 2026$970$1,070$1,410$1,960$2,040
FY 2025$910$1,010$1,320$1,850$2,050
FY 2024area FMR$585$657$863$1,184$1,407
FY 2023area FMR$552$628$826$1,098$1,358

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

Two-bedroom rent in nearby Spencer County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 47579
47537$1,010−31.3%
47541$1,070−27.2%
47550$1,010−31.3%
47552$1,090−25.9%
47556$1,010−31.3%
47577$1,140−22.4%
47579Current$1,470—
47588$1,240−15.6%
47601$1,010−31.3%
47611$1,040−29.3%
47615$1,210−17.7%
47617$1,010−31.3%

Questions about ZIP 47579 rents

How much will Section 8 pay for a two-bedroom in ZIP 47579?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,014, which applies unless the housing authority uses Small Area FMRs, that basic range is $913 to $1,115 a month; under the ZIP-level Small Area FMR of $1,470 it would be $1,323 to $1,617. 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 47579 in?

ZIP 47579 is in the Spencer County, IN non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,014.

How much did fair market rent change in ZIP 47579 for FY 2027?

The two-bedroom FMR rose 4.3%, from $1,410 in FY 2026 to $1,470 in FY 2027. Since FY 2025 it has risen 11.4%.

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