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Wasatch County/Midway/84049

84049

ZIPSAFMR
Wasatch County, UT
Zillow

ZIP Investment Score

42Below average

095130300
BRFMR
Eff. Rent
0 BR$1,920$1,820
1 BR$2,360$1,840
2 BR$2,570$2,040
3 BR$3,560$2,320
4 BR$4,300$3,720
5 BR$4,945Not available
6 BR$5,687Not available
7 BR$6,540Not available
8 BR$7,521Not available

Purchase Price Calculator

Maximum purchase price
$241,227

Cost breakdown

+Likely effective rent$2,040
HUD FMR$2,570
Market rentUsed$2,040
Est. payment standard (90%)$2,310
-Principal and interest-$1,220
Loan amount$192,981
Down payment$48,245
Rate6.50%
Term30 years
-Operating costs-$620
Property taxes-$241
Insurance-$175
Utilities$0
HOA$0
Management-$204
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$32,662(67.7% ROI)
Projected value
$259,775
Return breakdown
Property appreciation+$18,548
Loan principal paid down+$6,914
Rental cash flow+$7,200
5-year hold
+$56,029(116.1% ROI)
Projected value
$272,926
Return breakdown
Property appreciation+$31,699
Loan principal paid down+$12,330
Rental cash flow+$12,000
10-year hold
+$120,943(250.7% ROI)
Projected value
$308,791
Return breakdown
Property appreciation+$67,564
Loan principal paid down+$29,379
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.05
1 BR
1.28
2 BR
1.26
3 BR
1.53
4 BR
1.16
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 84049 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 84049 (Midway, UT) is $2,570 a month. That is down 1.9% from $2,620 in FY 2026. Midway is in the Wasatch County, UT 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 $1,715. Among 6 ZIP codes in Wasatch County, 84049 has the highest two-bedroom rent (county range $1,580–$2,570). The median county two-bedroom FMR in Utah is $1,158, so ZIP 84049 is 122% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 84049
BedroomsFY 2027Change90–110% range
Studio$1,920+0.5%$1,728–$2,112
1BR$2,360−1.3%$2,124–$2,596
2BR$2,570−1.9%$2,313–$2,827
3BR$3,560−2.2%$3,204–$3,916
4BR$4,300−2.3%$3,870–$4,730

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 84049
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,920$2,360$2,570$3,560$4,300
FY 2026$1,910$2,390$2,620$3,640$4,400
FY 2025$1,560$1,980$2,190$3,070$3,680
FY 2024area FMR$981$1,281$1,438$2,026$2,440
FY 2023area FMR$842$1,115$1,259$1,780$2,058

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

Two-bedroom rent in nearby Wasatch County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 84049
84032$1,620−37.0%
84036$1,970−23.3%
84049Current$2,570—
84060$2,130−17.1%
84082$1,630−36.6%
84604$1,580−38.5%

Questions about ZIP 84049 rents

How much will Section 8 pay for a two-bedroom in ZIP 84049?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,715, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,544 to $1,887 a month; under the ZIP-level Small Area FMR of $2,570 it would be $2,313 to $2,827. 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 84049 in?

ZIP 84049 is in the Wasatch County, UT non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,715.

How much did fair market rent change in ZIP 84049 for FY 2027?

The two-bedroom FMR fell 1.9%, from $2,620 in FY 2026 to $2,570 in FY 2027. Since FY 2025 it has risen 17.4%.

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 rentMidway, UT fair market rentUT statewide rentsWhat is SAFMR?Data sources