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Williamson County/Mc Neil/78651

78651

ZIPFMR
Williamson County, TX
Zillow
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ZIP Investment Score

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095130300
BRFMR
Eff. Rent
0 BR$1,447$1,200
1 BR$1,530$1,680
2 BR$1,817$2,000
3 BR$2,292$2,520
4 BR$2,689$2,960
5 BR$3,092Not available
6 BR$3,556Not available
7 BR$4,090Not available
8 BR$4,703Not available

Purchase Price Calculator

Maximum purchase price
$235,283

Cost breakdown

+Likely effective rent$2,000
HUD FMR$1,817
Market rent$2,810
Est. payment standard (110%)Used$2,000
-Principal and interest-$1,190
Loan amount$188,226
Down payment$47,057
Rate6.50%
Term30 years
-Operating costs-$610
Property taxes-$235
Insurance-$175
Utilities$0
HOA$0
Management-$200
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$32,035(68.1% ROI)
Projected value
$253,374
Return breakdown
Property appreciation+$18,091
Loan principal paid down+$6,744
Rental cash flow+$7,200
5-year hold
+$54,944(116.8% ROI)
Projected value
$266,201
Return breakdown
Property appreciation+$30,918
Loan principal paid down+$12,026
Rental cash flow+$12,000
10-year hold
+$118,554(251.9% ROI)
Projected value
$301,182
Return breakdown
Property appreciation+$65,899
Loan principal paid down+$28,655
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.21
1 BR
0.75
2 BR
0.65
3 BR
0.68
4 BR
0.57
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
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Tax rate
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Mortgage rate
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ZIP 78651 fair market rent, FY 2027

For FY 2027, HUD's Fair Market Rent for a two-bedroom unit in ZIP 78651 (Mc Neil, TX) is $1,817 a month. That is down 1.9% from $1,852 in FY 2026. Mc Neil is in the Austin-Round Rock-San Marcos, TX MSA. The median county two-bedroom FMR in Texas is $1,105, so ZIP 78651 is 65% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 78651
BedroomsFY 2027Change90–110% range
Studio$1,447−1.8%$1,302–$1,592
1BR$1,530−2.0%$1,377–$1,683
2BR$1,817−1.9%$1,635–$1,999
3BR$2,292−2.3%$2,063–$2,521
4BR$2,689−2.6%$2,420–$2,958

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 78651
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,447$1,530$1,817$2,292$2,689
FY 2026$1,474$1,562$1,852$2,347$2,760
FY 2025$1,549$1,650$1,949$2,484$2,882
FY 2024$1,519$1,635$1,924$2,470$2,840
FY 2023$1,253$1,386$1,626$2,088$2,416

Questions about ZIP 78651 rents

How much will Section 8 pay for a two-bedroom in ZIP 78651?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,817, that basic range is $1,635 to $1,999 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 78651 in?

ZIP 78651 is in the Austin-Round Rock-San Marcos, TX MSA. Small Area FMRs are not mandatory in this area.

How much did fair market rent change in ZIP 78651 for FY 2027?

The two-bedroom FMR fell 1.9%, from $1,852 in FY 2026 to $1,817 in FY 2027. Since FY 2023 it has risen 11.7%.

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 Fair Market Rents. 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 rentMc Neil, TX fair market rentTX statewide rentsWhat is SAFMR?Data sources