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Bear Lake County/Georgetown/83239

83239

ZIPSAFMR
Bear Lake County, ID
Zillow

ZIP Investment Score

103Above average

095130300
BRFMR
Eff. Rent
0 BR$1,080$1,080
1 BR$1,090$1,090
2 BR$1,420$1,420
3 BR$1,970$1,970
4 BR$2,370$2,370
5 BR$2,726Not available
6 BR$3,134Not available
7 BR$3,604Not available
8 BR$4,145Not available

Purchase Price Calculator

Maximum purchase price
$149,095

Cost breakdown

+Likely effective rent$1,420
HUD FMRUsed$1,420
Market rentN/A
Est. payment standardN/A
-Principal and interest-$754
Loan amount$119,276
Down payment$29,819
Rate6.50%
Term30 years
-Operating costs-$466
Property taxes-$149
Insurance-$175
Utilities$0
HOA$0
Management-$142
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$22,937(76.9% ROI)
Projected value
$160,559
Return breakdown
Property appreciation+$11,464
Loan principal paid down+$4,273
Rental cash flow+$7,200
5-year hold
+$39,213(131.5% ROI)
Projected value
$168,687
Return breakdown
Property appreciation+$19,592
Loan principal paid down+$7,621
Rental cash flow+$12,000
10-year hold
+$83,918(281.4% ROI)
Projected value
$190,854
Return breakdown
Property appreciation+$41,759
Loan principal paid down+$18,158
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
--
Mortgage rate
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ZIP 83239 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 83239 (Georgetown, ID) is $1,420 a month. That is up 4.4% from $1,360 in FY 2026. Georgetown is in the Bear Lake County, ID 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 $1,057. Among 10 ZIP codes in Bear Lake County, 83239 has the highest two-bedroom rent (county range $1,010–$1,420). The median county two-bedroom FMR in Idaho is $1,127, so ZIP 83239 is 26% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 83239
BedroomsFY 2027Change90–110% range
Studio$1,080+0.9%$972–$1,188
1BR$1,090+0.9%$981–$1,199
2BR$1,420+4.4%$1,278–$1,562
3BR$1,970+4.2%$1,773–$2,167
4BR$2,370+3.9%$2,133–$2,607

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 83239
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,080$1,090$1,420$1,970$2,370
FY 2026$1,070$1,080$1,360$1,890$2,280
FY 2025$1,010$1,020$1,310$1,840$2,200
FY 2024area FMR$665$695$905$1,275$1,525
FY 2023area FMR$629$633$826$1,174$1,407

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

Two-bedroom rent in nearby Bear Lake County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 83239
83220$1,040−26.8%
83223$1,060−25.4%
83233$1,040−26.8%
83238$1,090−23.2%
83239Current$1,420—
83254$1,040−26.8%
83261$1,060−25.4%
83272$1,060−25.4%
83276$1,010−28.9%
83287$1,050−26.1%

Questions about ZIP 83239 rents

How much will Section 8 pay for a two-bedroom in ZIP 83239?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,057, which applies unless the housing authority uses Small Area FMRs, that basic range is $951 to $1,163 a month; under the ZIP-level Small Area FMR of $1,420 it would be $1,278 to $1,562. 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 83239 in?

ZIP 83239 is in the Bear Lake County, ID non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,057.

How much did fair market rent change in ZIP 83239 for FY 2027?

The two-bedroom FMR rose 4.4%, from $1,360 in FY 2026 to $1,420 in FY 2027. Since FY 2025 it has risen 8.4%.

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 rentGeorgetown, ID fair market rentID statewide rentsWhat is SAFMR?Data sources