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Sanpete County/Mount Pleasant/84647

84647

ZIPSAFMR
Sanpete County, UT
Zillow

ZIP Investment Score

68Below average

095130300
BRFMR
Eff. Rent
0 BR$970$970
1 BR$1,000$1,000
2 BR$1,320$1,320
3 BR$1,610$1,610
4 BR$1,740$1,740
5 BR$2,001Not available
6 BR$2,301Not available
7 BR$2,646Not available
8 BR$3,043Not available

Purchase Price Calculator

Maximum purchase price
$134,235

Cost breakdown

+Likely effective rent$1,320
HUD FMRUsed$1,320
Market rentN/A
Est. payment standardN/A
-Principal and interest-$679
Loan amount$107,388
Down payment$26,847
Rate6.50%
Term30 years
-Operating costs-$441
Property taxes-$134
Insurance-$175
Utilities$0
HOA$0
Management-$132
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$21,369(79.6% ROI)
Projected value
$144,556
Return breakdown
Property appreciation+$10,321
Loan principal paid down+$3,847
Rental cash flow+$7,200
5-year hold
+$36,501(136.0% ROI)
Projected value
$151,875
Return breakdown
Property appreciation+$17,640
Loan principal paid down+$6,861
Rental cash flow+$12,000
10-year hold
+$77,946(290.3% ROI)
Projected value
$171,832
Return breakdown
Property appreciation+$37,597
Loan principal paid down+$16,349
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
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Mortgage rate
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ZIP 84647 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 84647 (Mount Pleasant, UT) is $1,320 a month. That is down 9.6% from $1,460 in FY 2026. Mount Pleasant is in the Sanpete 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 $1,145. Among 15 ZIP codes in Sanpete County, 84647 is tied for the 2nd-highest two-bedroom rent (county range $1,070–$1,330). The median county two-bedroom FMR in Utah is $1,158, so ZIP 84647 is 14% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 84647
BedroomsFY 2027Change90–110% range
Studio$970−9.3%$873–$1,067
1BR$1,000−9.9%$900–$1,100
2BR$1,320−9.6%$1,188–$1,452
3BR$1,610−9.6%$1,449–$1,771
4BR$1,740−9.8%$1,566–$1,914

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 84647
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$970$1,000$1,320$1,610$1,740
FY 2026$1,070$1,110$1,460$1,780$1,930
FY 2025$930$990$1,300$1,580$1,720
FY 2024area FMR$684$763$1,002$1,212$1,443
FY 2023area FMR$571$648$853$1,038$1,235

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

Two-bedroom rent in nearby Sanpete County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 84647
84627$1,110−15.9%
84629$1,3200.0%
84630$1,300−1.5%
84632$1,300−1.5%
84634$1,3200.0%
84642$1,260−4.5%
84643$1,240−6.1%
84646$1,070−18.9%
84647Current$1,320—
84662$1,330+0.8%
84665$1,280−3.0%
84667$1,070−18.9%

Questions about ZIP 84647 rents

How much will Section 8 pay for a two-bedroom in ZIP 84647?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,145, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,031 to $1,260 a month; under the ZIP-level Small Area FMR of $1,320 it would be $1,188 to $1,452. 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 84647 in?

ZIP 84647 is in the Sanpete County, UT non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,145.

How much did fair market rent change in ZIP 84647 for FY 2027?

The two-bedroom FMR fell 9.6%, from $1,460 in FY 2026 to $1,320 in FY 2027. Since FY 2025 it has risen 1.5%.

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