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Llano County/Buchanan Dam/78609

78609

ZIPSAFMR
Llano County, TX
Zillow

ZIP Investment Score

44Below average

095130300
BRFMR
Eff. Rent
0 BR$770$850
1 BR$810$890
2 BR$1,010$1,110
3 BR$1,410$1,550
4 BR$1,500$1,650
5 BR$1,725Not available
6 BR$1,984Not available
7 BR$2,281Not available
8 BR$2,624Not available

Purchase Price Calculator

Maximum purchase price
$103,029

Cost breakdown

+Likely effective rent$1,110
HUD FMR$1,010
Market rent$1,520
Est. payment standard (110%)Used$1,110
-Principal and interest-$521
Loan amount$82,423
Down payment$20,606
Rate6.50%
Term30 years
-Operating costs-$389
Property taxes-$103
Insurance-$175
Utilities$0
HOA$0
Management-$111
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$18,075(87.7% ROI)
Projected value
$110,951
Return breakdown
Property appreciation+$7,922
Loan principal paid down+$2,953
Rental cash flow+$7,200
5-year hold
+$30,805(149.5% ROI)
Projected value
$116,568
Return breakdown
Property appreciation+$13,539
Loan principal paid down+$5,266
Rental cash flow+$12,000
10-year hold
+$65,405(317.4% ROI)
Projected value
$131,886
Return breakdown
Property appreciation+$28,857
Loan principal paid down+$12,548
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.53
1 BR
0.55
2 BR
0.66
3 BR
0.79
4 BR
0.65
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 78609 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 78609 (Buchanan Dam, TX) is $1,010 a month. That is up 3.1% from $980 in FY 2026. Buchanan Dam is in the Llano County, TX 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 $1,102. Among 11 ZIP codes in Llano County, 78609 has the 11th-highest two-bedroom rent (county range $1,010–$1,600). The median county two-bedroom FMR in Texas is $1,105, so ZIP 78609 is 9% below it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 78609
BedroomsFY 2027Change90–110% range
Studio$770+2.7%$693–$847
1BR$810+8.0%$729–$891
2BR$1,010+3.1%$909–$1,111
3BR$1,410+3.7%$1,269–$1,551
4BR$1,500−4.5%$1,350–$1,650

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 78609
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$770$810$1,010$1,410$1,500
FY 2026$750$750$980$1,360$1,570
FY 2025$810$810$1,060$1,290$1,650
FY 2024area FMR$890$896$1,177$1,423$1,829
FY 2023area FMR$804$810$1,066$1,297$1,577

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

Two-bedroom rent in nearby Llano County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 78609
76831$1,090+7.9%
76869$1,100+8.9%
76885$1,100+8.9%
78607$1,080+6.9%
78609Current$1,010—
78611$1,140+12.9%
78624$1,600+58.4%
78639$1,130+11.9%
78643$1,300+28.7%
78657$1,530+51.5%
78672$1,130+11.9%

Questions about ZIP 78609 rents

How much will Section 8 pay for a two-bedroom in ZIP 78609?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,102, which applies unless the housing authority uses Small Area FMRs, that basic range is $992 to $1,212 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 78609 in?

ZIP 78609 is in the Llano County, TX non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,102.

How much did fair market rent change in ZIP 78609 for FY 2027?

The two-bedroom FMR rose 3.1%, from $980 in FY 2026 to $1,010 in FY 2027. Since FY 2025 it has fallen 4.7%.

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 rentBuchanan Dam, TX fair market rentTX statewide rentsWhat is SAFMR?Data sources