HUD Fair Market Rent · FY 2027
Fair Market Rent by county and state (FY 2027)
HUD tracks Fair Market Rent for 3,229 counties across 56 states and territories, and the national median for a two-bedroom sits at $1,063 a month. Find your county below, pick a state for the full table, or jump to the highest and lowest rates in the country.
Find your county
National median 2BR
$1,063
Counties covered
3,229
ZIP codes covered
40,977
Highest 2BR
$4,254
Santa Cruz County, CA
National median two-bedroom FMR by fiscal year
| Fiscal year | Median county 2BR | Change |
|---|---|---|
| FY 2020 | $740 | — |
| FY 2021 | $759 | +2.6% |
| FY 2022 | $789 | +4.0% |
| FY 2023 | $859 | +8.9% |
| FY 2024 | $944 | +9.9% |
| FY 2025 | $972 | +3.0% |
| FY 2026 | $1,018 | +4.7% |
| FY 2027in effect | $1,063 | +4.4% |
Median of one rate per county, so a few expensive metros don't drag it around. Source: HUD county FMR files, revised editions.
What this is
Fair Market Rent is HUD's estimate of what a modest rental actually costs in a given area, utilities included. Housing authorities use it to set what a Section 8 voucher will pay. If you rent to voucher tenants, or you're pricing a property against one, this number is the ceiling and the floor at the same time.
HUD publishes two versions of the same idea. Most counties get one rate that covers the whole county. In HUD-designated metros, HUD also publishes a Small Area FMR for every ZIP code, and that ZIP rate governs instead. The gap between the two can run into hundreds of dollars a month, so it's worth asking your housing authority which one applies before you price a unit.
None of this is the check a landlord actually receives. Each housing authority turns FMR into a payment standard, set somewhere between 90% and 110% of the published rate (24 CFR 982.503). The tenant covers roughly 30% of their income, the voucher covers the rest up to that standard, and a PHA won't approve rent above what comparable unassisted units get.
Fair Market Rent by state
Alabama
$97567 counties · Baldwin County tops at $1,434
Alaska
$1,51330 counties · Aleutians West Census Area tops at $2,394
American Samoa
$9421 county · American Samoa tops at $942
Arizona
$1,24415 counties · Maricopa County tops at $1,734
Arkansas
$90975 counties · Crittenden County tops at $1,301
California
$1,72558 counties · Santa Cruz County tops at $4,254
Colorado
$1,37564 counties · Summit County tops at $2,766
Connecticut
$1,9339 counties · Greater Bridgeport Planning Region tops at $2,399
Delaware
$1,6293 counties · New Castle County tops at $1,860
District of Columbia
$2,4381 county · District of Columbia tops at $2,438
Florida
$1,47467 counties · Miami-Dade County tops at $2,564
Georgia
$1,058159 counties · Barrow County tops at $1,762
Guam
$1,4491 county · Guam tops at $1,449
Hawaii
$2,3265 counties · Maui County tops at $2,656
Idaho
$1,12744 counties · Blaine County tops at $1,673
Illinois
$958102 counties · Kendall County tops at $2,341
Indiana
$1,08692 counties · Boone County tops at $1,536
Iowa
$92799 counties · Harrison County tops at $1,450
Kansas
$961105 counties · Johnson County tops at $1,546
Kentucky
$925120 counties · Boone County tops at $1,442
Louisiana
$99564 counties · Jefferson Parish tops at $1,480
Maine
$1,37116 counties · Cumberland County tops at $2,286
Maryland
$1,87524 counties · Charles County tops at $2,438
Massachusetts
$2,27314 counties · Nantucket County tops at $3,583
Michigan
$1,08583 counties · Washtenaw County tops at $1,804
Minnesota
$1,04887 counties · Anoka County tops at $1,734
Mississippi
$90582 counties · Forrest County tops at $1,316
Missouri
$962116 counties · Caldwell County tops at $1,546
Montana
$1,31056 counties · Gallatin County tops at $2,109
Nebraska
$1,01493 counties · Cass County tops at $1,450
Nevada
$1,32717 counties · Storey County tops at $1,837
New Hampshire
$1,72710 counties · Rockingham County tops at $2,289
New Jersey
$2,23321 counties · Hudson County tops at $2,792
New Mexico
$1,06333 counties · Los Alamos County tops at $1,874
New York
$1,38562 counties · Bronx County tops at $2,971
North Carolina
$1,145100 counties · Buncombe County tops at $1,866
North Dakota
$1,01453 counties · Divide County tops at $1,858
Northern Mariana Islands
$9881 county · Northern Mariana Islands tops at $988
Ohio
$1,04888 counties · Union County tops at $1,607
Oklahoma
$91677 counties · Canadian County tops at $1,264
Oregon
$1,32536 counties · Deschutes County tops at $1,893
Pennsylvania
$1,13667 counties · Bucks County tops at $1,860
Puerto Rico
$61378 counties · Aguas Buenas Municipio tops at $706
Rhode Island
$1,8795 counties · Newport County tops at $2,319
South Carolina
$1,09846 counties · Beaufort County tops at $2,010
South Dakota
$1,03366 counties · Pennington County tops at $1,430
Tennessee
$1,04895 counties · Cannon County tops at $1,798
Texas
$1,105254 counties · Bastrop County tops at $1,817
U.S. Virgin Islands
$1,5093 counties · St. John tops at $2,025
Utah
$1,15829 counties · Summit County tops at $2,153
Vermont
$1,57014 counties · Chittenden County tops at $2,165
Virginia
$1,262133 counties · Arlington County tops at $2,438
Washington
$1,46739 counties · King County tops at $2,549
West Virginia
$95555 counties · Hampshire County tops at $1,505
Wisconsin
$1,04172 counties · Pierce County tops at $1,734
Wyoming
$1,01623 counties · Teton County tops at $1,683
Highest 2BR FMRs in the country
| # | County | State | 2 BR |
|---|---|---|---|
| 1 | Santa Cruz County | CA | $4,254 |
| 2 | Marin County | CA | $3,697 |
| 3 | San Francisco County | CA | $3,697 |
| 4 | San Mateo County | CA | $3,697 |
| 5 | Nantucket County | MA | $3,583 |
| 6 | Napa County | CA | $3,375 |
| 7 | Santa Clara County | CA | $3,272 |
| 8 | Santa Barbara County | CA | $3,106 |
| 9 | Orange County | CA | $3,057 |
| 10 | Suffolk County | MA | $3,008 |
| 11 | San Benito County | CA | $3,004 |
| 12 | Norfolk County | MA | $3,004 |
| 13 | Bronx County | NY | $2,971 |
| 14 | Kings County | NY | $2,971 |
| 15 | New York County | NY | $2,971 |
| 16 | Putnam County | NY | $2,971 |
| 17 | Queens County | NY | $2,971 |
| 18 | Richmond County | NY | $2,971 |
| 19 | Rockland County | NY | $2,971 |
| 20 | Westchester County | NY | $2,971 |
| 21 | Los Angeles County | CA | $2,964 |
| 22 | Middlesex County | MA | $2,884 |
| 23 | San Diego County | CA | $2,823 |
| 24 | Sonoma County | CA | $2,819 |
| 25 | Alameda County | CA | $2,805 |
Lowest 2BR FMRs in the country
| # | County | State | 2 BR |
|---|---|---|---|
| 1 | Vieques Municipio | PR | $517 |
| 2 | Utuado Municipio | PR | $517 |
| 3 | Santa Isabel Municipio | PR | $517 |
| 4 | Salinas Municipio | PR | $517 |
| 5 | Patillas Municipio | PR | $517 |
| 6 | Maricao Municipio | PR | $517 |
| 7 | Las Marías Municipio | PR | $517 |
| 8 | Lares Municipio | PR | $517 |
| 9 | Jayuya Municipio | PR | $517 |
| 10 | Guayama Municipio | PR | $517 |
| 11 | Guánica Municipio | PR | $517 |
| 12 | Culebra Municipio | PR | $517 |
| 13 | Coamo Municipio | PR | $517 |
| 14 | Arroyo Municipio | PR | $517 |
| 15 | Adjuntas Municipio | PR | $517 |
| 16 | Orocovis Municipio | PR | $521 |
| 17 | Ciales Municipio | PR | $521 |
| 18 | Barranquitas Municipio | PR | $521 |
| 19 | Aibonito Municipio | PR | $521 |
| 20 | Yauco Municipio | PR | $535 |
| 21 | Peñuelas Municipio | PR | $535 |
| 22 | Guayanilla Municipio | PR | $535 |
| 23 | Quebradillas Municipio | PR | $559 |
| 24 | Hatillo Municipio | PR | $559 |
| 25 | Camuy Municipio | PR | $559 |
Largest counties by population
| County | State | Population | 2 BR |
|---|---|---|---|
| Los Angeles County | CA | 9,808,667 | $2,964 |
| Cook County | IL | 5,182,090 | $2,011 |
| Harris County | TX | 4,838,303 | $1,497 |
| Maricopa County | AZ | 4,559,748 | $1,734 |
| San Diego County | CA | 3,288,774 | $2,823 |
| Orange County | CA | 3,165,820 | $3,057 |
| Miami-Dade County | FL | 2,738,356 | $2,564 |
| Kings County | NY | 2,631,580 | $2,971 |
| Dallas County | TX | 2,621,179 | $1,807 |
| Riverside County | CA | 2,478,600 | $2,103 |
| Clark County | NV | 2,329,548 | $1,686 |
| Queens County | NY | 2,323,052 | $2,971 |
| King County | WA | 2,287,171 | $2,549 |
| San Bernardino County | CA | 2,197,104 | $2,103 |
| Tarrant County | TX | 2,167,390 | $1,745 |
| Bexar County | TX | 2,067,341 | $1,441 |
| Broward County | FL | 1,977,129 | $2,321 |
| Santa Clara County | CA | 1,902,047 | $3,272 |
| Wayne County | MI | 1,772,259 | $1,459 |
| Alameda County | CA | 1,649,473 | $2,805 |
| Middlesex County | MA | 1,638,365 | $2,884 |
| New York County | NY | 1,629,477 | $2,971 |
| Sacramento County | CA | 1,594,006 | $2,201 |
| Philadelphia County | PA | 1,579,706 | $1,860 |
| Palm Beach County | FL | 1,533,806 | $2,349 |
Questions people ask
It's HUD's yearly estimate of what a modest, decent rental costs in a given area, with utilities included. Housing authorities use it to set what a Section 8 voucher pays. For FY 2027 the national median for a two-bedroom is $1,063 a month, and it runs October 1, 2026 to September 30, 2027.
Related tools
FMR lookup by ZIP
Type a ZIP code, get the HUD rate straight away.
Section 8 rent calculator
Work out the payment standard and the tenant's share.
Section 8 vs. market rent
See where a voucher beats the asking rent, ZIP by ZIP.
What is Fair Market Rent?
The plain-language guide to how HUD sets these numbers.
See what any address actually rents for
HUD's number is one input. Search any U.S. address for a rent estimate with the comps behind it. Free to start, no card.
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