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HUD Fair Market Rent · FY 2026

Fair Market Rent by county and state (FY 2026)

HUD tracks Fair Market Rent for 3,229 counties across 56 states and territories, and the national median for a two-bedroom sits at $1,018 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

$1,018

Counties covered

3,229

ZIP codes covered

40,977

Highest 2BR

$4,214

Santa Cruz County, CA

National median two-bedroom FMR by fiscal year

Fiscal yearMedian county 2BRChange
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 2026in effect$1,018+4.7%
FY 2027published, effective 2026-10-01$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

$879

67 counties · Baldwin County tops at $1,345

Alaska

$1,424

30 counties · Aleutians West Census Area tops at $2,191

American Samoa

$919

1 county · American Samoa tops at $919

Arizona

$1,365

15 counties · Coconino County tops at $1,921

Arkansas

$880

75 counties · Benton County tops at $1,347

California

$1,687

58 counties · Santa Cruz County tops at $4,214

Colorado

$1,247

64 counties · Summit County tops at $2,467

Connecticut

$1,865

9 counties · Greater Bridgeport Planning Region tops at $2,511

Delaware

$1,470

3 counties · New Castle County tops at $1,810

District of Columbia

$2,246

1 county · District of Columbia tops at $2,246

Florida

$1,471

67 counties · Monroe County tops at $2,504

Georgia

$1,074

159 counties · Barrow County tops at $1,820

Guam

$1,589

1 county · Guam tops at $1,589

Hawaii

$2,492

5 counties · Honolulu County tops at $2,642

Idaho

$1,101

44 counties · Ada County tops at $1,655

Illinois

$953

102 counties · Kendall County tops at $2,050

Indiana

$1,009

92 counties · Boone County tops at $1,473

Iowa

$919

99 counties · Harrison County tops at $1,368

Kansas

$877

105 counties · Kearny County tops at $1,426

Kentucky

$900

120 counties · Boone County tops at $1,353

Louisiana

$946

64 counties · Jefferson Parish tops at $1,331

Maine

$1,429

16 counties · Cumberland County tops at $2,082

Maryland

$1,845

24 counties · Charles County tops at $2,246

Massachusetts

$2,283

14 counties · Nantucket County tops at $3,138

Michigan

$1,033

83 counties · Washtenaw County tops at $1,656

Minnesota

$999

87 counties · Anoka County tops at $1,709

Mississippi

$842

82 counties · Copiah County tops at $1,288

Missouri

$888

116 counties · Caldwell County tops at $1,358

Montana

$1,307

56 counties · Gallatin County tops at $2,154

Nebraska

$961

93 counties · Cass County tops at $1,368

Nevada

$1,393

17 counties · Storey County tops at $1,870

New Hampshire

$1,918

10 counties · Rockingham County tops at $2,256

New Jersey

$2,205

21 counties · Hudson County tops at $2,763

New Mexico

$1,040

33 counties · Los Alamos County tops at $1,740

New York

$1,361

62 counties · Bronx County tops at $2,910

North Carolina

$1,086

100 counties · Franklin County tops at $1,750

North Dakota

$873

53 counties · Divide County tops at $1,534

Northern Mariana Islands

$965

1 county · Northern Mariana Islands tops at $965

Ohio

$1,016

88 counties · Union County tops at $1,433

Oklahoma

$937

77 counties · Canadian County tops at $1,244

Oregon

$1,393

36 counties · Clackamas County tops at $1,922

Pennsylvania

$1,138

67 counties · Bucks County tops at $1,810

Puerto Rico

$564

78 counties · Aguas Buenas Municipio tops at $663

Rhode Island

$1,729

5 counties · Newport County tops at $2,139

South Carolina

$1,077

46 counties · Beaufort County tops at $1,816

South Dakota

$929

66 counties · Pennington County tops at $1,336

Tennessee

$975

95 counties · Cannon County tops at $1,730

Texas

$1,054

254 counties · Collin County tops at $1,931

U.S. Virgin Islands

$1,467

3 counties · St. John tops at $1,969

Utah

$1,181

29 counties · Summit County tops at $2,185

Vermont

$1,362

14 counties · Chittenden County tops at $2,140

Virginia

$1,254

133 counties · Arlington County tops at $2,246

Washington

$1,374

39 counties · King County tops at $2,501

West Virginia

$915

55 counties · Hampshire County tops at $1,573

Wisconsin

$1,010

72 counties · Pierce County tops at $1,709

Wyoming

$980

23 counties · Teton County tops at $1,653

Highest 2BR FMRs in the country

#CountyState2 BR
1Santa Cruz CountyCA$4,214
2Marin CountyCA$3,604
3San Francisco CountyCA$3,604
4San Mateo CountyCA$3,604
5Santa Clara CountyCA$3,483
6Orange CountyCA$3,236
7Nantucket CountyMA$3,138
8Santa Barbara CountyCA$3,124
9San Diego CountyCA$3,001
10Suffolk CountyMA$2,941
11Norfolk CountyMA$2,937
12Alameda CountyCA$2,912
13Contra Costa CountyCA$2,912
14Bronx CountyNY$2,910
15Kings CountyNY$2,910
16New York CountyNY$2,910
17Putnam CountyNY$2,910
18Queens CountyNY$2,910
19Richmond CountyNY$2,910
20Rockland CountyNY$2,910
21Westchester CountyNY$2,910
22San Benito CountyCA$2,902
23Sonoma CountyCA$2,827
24Middlesex CountyMA$2,825
25Napa CountyCA$2,773

Largest counties by population

CountyStatePopulation2 BR
Los Angeles CountyCA9,936,690$2,601
Cook CountyIL5,225,367$1,781
Harris CountyTX4,726,177$1,573
Maricopa CountyAZ4,430,871$1,839
San Diego CountyCA3,289,701$3,001
Orange CountyCA3,175,227$3,236
Miami-Dade CountyFL2,688,237$2,436
Kings CountyNY2,679,620$2,910
Dallas CountyTX2,604,053$1,931
Riverside CountyCA2,429,487$2,201
Queens CountyNY2,360,826$2,910
Clark CountyNV2,265,926$1,735
King CountyWA2,254,371$2,501
San Bernardino CountyCA2,180,563$2,201
Tarrant CountyTX2,113,854$1,723
Bexar CountyTX2,014,059$1,426
Broward CountyFL1,940,907$2,333
Santa Clara CountyCA1,916,831$3,483
Wayne CountyMI1,781,641$1,411
Alameda CountyCA1,663,823$2,912
New York CountyNY1,645,867$2,910
Middlesex CountyMA1,622,896$2,825
Philadelphia CountyPA1,593,208$1,810
Sacramento CountyCA1,579,211$2,255
Suffolk CountyNY1,524,486$2,747

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 2026 the national median for a two-bedroom is $1,018 a month, and it runs October 1, 2025 to September 30, 2026.

Related tools

FMR lookup by ZIP

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Section 8 rent calculator

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Section 8 vs. market rent

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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. 3 free searches, no card.

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