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DuPage County/Naperville/60540

60540

ZIPSAFMR
DuPage County, IL
Zillow

ZIP Investment Score

85Below average

095130300
BRFMR
Eff. Rent
0 BR$2,250$1,960
1 BR$2,390$1,920
2 BR$2,700$2,570
3 BR$3,470$3,140
4 BR$3,970$3,670
5 BR$4,566Not available
6 BR$5,250Not available
7 BR$6,038Not available
8 BR$6,944Not available

Purchase Price Calculator

Maximum purchase price
$319,984

Cost breakdown

+Likely effective rent$2,570
HUD FMR$2,700
Market rentUsed$2,570
Est. payment standard (97%)$2,620
-Principal and interest-$1,618
Loan amount$255,988
Down payment$63,997
Rate6.50%
Term30 years
-Operating costs-$752
Property taxes-$320
Insurance-$175
Utilities$0
HOA$0
Management-$257
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$40,975(64.0% ROI)
Projected value
$344,588
Return breakdown
Property appreciation+$24,604
Loan principal paid down+$9,171
Rental cash flow+$7,200
5-year hold
+$70,404(110.0% ROI)
Projected value
$362,033
Return breakdown
Property appreciation+$42,049
Loan principal paid down+$16,355
Rental cash flow+$12,000
10-year hold
+$152,594(238.4% ROI)
Projected value
$409,607
Return breakdown
Property appreciation+$89,623
Loan principal paid down+$38,971
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.15
1 BR
1.24
2 BR
1.05
3 BR
1.11
4 BR
1.08
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 60540 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 60540 (Naperville, IL) is $2,700 a month. That is up 13.9% from $2,370 in FY 2026. Naperville is in the Chicago-Joliet-Naperville, IL HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 55 ZIP codes in DuPage County, 60540 is tied for the 4th-highest two-bedroom rent (county range $1,380–$3,020). The median county two-bedroom FMR in Illinois is $958, so ZIP 60540 is 182% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 60540
BedroomsFY 2027Change90–110% range
Studio$2,250+14.2%$2,025–$2,475
1BR$2,390+13.8%$2,151–$2,629
2BR$2,700+13.9%$2,430–$2,970
3BR$3,470+13.8%$3,123–$3,817
4BR$3,970+12.5%$3,573–$4,367

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 60540
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$2,250$2,390$2,700$3,470$3,970
FY 2026$1,970$2,100$2,370$3,050$3,530
FY 2025$1,860$1,990$2,250$2,890$3,390
FY 2024$1,770$1,910$2,170$2,760$3,270
FY 2023$1,470$1,600$1,830$2,320$2,760

Two-bedroom rent in nearby DuPage County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 60540
60517$2,040−24.4%
60519$2,730+1.1%
60521$2,670−1.1%
60522$2,280−15.6%
60523$1,380−48.9%
60527$2,180−19.3%
60532$2,380−11.9%
60540Current$2,700—
60555$2,510−7.0%
60559$2,230−17.4%
60561$2,510−7.0%
60563$2,690−0.4%

Questions about ZIP 60540 rents

How much will Section 8 pay for a two-bedroom in ZIP 60540?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,700, that basic range is $2,430 to $2,970 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 60540 in?

ZIP 60540 is in the Chicago-Joliet-Naperville, IL 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 60540 for FY 2027?

The two-bedroom FMR rose 13.9%, from $2,370 in FY 2026 to $2,700 in FY 2027. Since FY 2023 it has risen 47.5%.

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 rentNaperville, IL fair market rentIL statewide rentsWhat is SAFMR?Data sources