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Washington County/Leeds/84746

84746

ZIPSAFMR
Washington County, UT
Zillow

ZIP Investment Score

44Below average

095130300
BRFMR
Eff. Rent
0 BR$1,150$1,270
1 BR$1,160$1,280
2 BR$1,520$1,530
3 BR$1,990$2,030
4 BR$2,480$2,380
5 BR$2,852Not available
6 BR$3,280Not available
7 BR$3,772Not available
8 BR$4,338Not available

Purchase Price Calculator

Maximum purchase price
$165,441

Cost breakdown

+Likely effective rent$1,530
HUD FMR$1,520
Market rent$1,530
Est. payment standard (100%)Used$1,530
-Principal and interest-$837
Loan amount$132,353
Down payment$33,088
Rate6.50%
Term30 years
-Operating costs-$493
Property taxes-$165
Insurance-$175
Utilities$0
HOA$0
Management-$153
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$24,663(74.5% ROI)
Projected value
$178,162
Return breakdown
Property appreciation+$12,721
Loan principal paid down+$4,742
Rental cash flow+$7,200
5-year hold
+$42,196(127.5% ROI)
Projected value
$187,181
Return breakdown
Property appreciation+$21,740
Loan principal paid down+$8,456
Rental cash flow+$12,000
10-year hold
+$90,487(273.5% ROI)
Projected value
$211,778
Return breakdown
Property appreciation+$46,337
Loan principal paid down+$20,149
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
0.83
1 BR
0.85
2 BR
0.99
3 BR
0.97
4 BR
1.04
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 84746 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 84746 (Leeds, UT) is $1,520 a month. That is up 6.3% from $1,430 in FY 2026. Leeds is in the St. George, UT MSA. 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 metro-wide two-bedroom FMR of $1,657. Among 23 ZIP codes in Washington County, 84746 is tied for the 16th-highest two-bedroom rent (county range $1,420–$2,110). The median county two-bedroom FMR in Utah is $1,158, so ZIP 84746 is 31% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 84746
BedroomsFY 2027Change90–110% range
Studio$1,150+4.5%$1,035–$1,265
1BR$1,160+4.5%$1,044–$1,276
2BR$1,520+6.3%$1,368–$1,672
3BR$1,990+5.9%$1,791–$2,189
4BR$2,480+4.2%$2,232–$2,728

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 84746
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,150$1,160$1,520$1,990$2,480
FY 2026$1,100$1,110$1,430$1,880$2,380
FY 2025$1,020$1,040$1,320$1,760$2,220
FY 2024$920$1,000$1,230$1,680$2,090
FY 2023$870$950$1,150$1,630$1,960

Two-bedroom rent in nearby Washington County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 84746
84722$1,660+9.2%
84725$1,420−6.6%
84733$1,660+9.2%
84737$1,5200.0%
84738$1,890+24.3%
84745$1,420−6.6%
84746Current$1,520—
84757$1,870+23.0%
84763$1,660+9.2%
84765$2,110+38.8%
84767$1,660+9.2%
84770$1,550+2.0%

Questions about ZIP 84746 rents

How much will Section 8 pay for a two-bedroom in ZIP 84746?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,657, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,491 to $1,823 a month; under the ZIP-level Small Area FMR of $1,520 it would be $1,368 to $1,672. 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 84746 in?

ZIP 84746 is in the St. George, UT MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,657.

How much did fair market rent change in ZIP 84746 for FY 2027?

The two-bedroom FMR rose 6.3%, from $1,430 in FY 2026 to $1,520 in FY 2027. Since FY 2023 it has risen 32.2%.

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