HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Franklin County, Alabama (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Franklin County is $776 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$776
FY 2026, utilities included
Payment standard range
$698 to $854
90% to 110% of FMR
Income to afford 2BR
$31,040
per year, at 30% of income
Rank in Alabama
60th of 67
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Franklin moves to $921. That's up 19%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Franklin actually rent for?
Search any address in Franklin for a rent estimate built from nearby comps, with the HUD figure right next to it.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $576 | $518 to $634 | $23,040 | $11.08/hr | -0.3% |
| 1 bedroom | $704 | $634 to $774 | $28,160 | $13.54/hr | +2.3% |
| 2 bedroom | $776 | $698 to $854 | $31,040 | $14.92/hr | +0.5% |
| 3 bedroom | $976 | $878 to $1,074 | $39,040 | $18.77/hr | +0.5% |
| 4 bedroom | $1,071 | $964 to $1,178 | $42,840 | $20.60/hr | -9.9% |
5 to 8 bedrooms (PropMetrics estimates)
HUD stops at four bedrooms. These add 15% of the four-bedroom rent per extra bedroom. It's our estimate, not a HUD number.
| Bedrooms | Estimated FMR | Payment standard |
|---|---|---|
| 5 bedroom Estimate | $1,232 | $1,109 to $1,355 |
| 6 bedroom Estimate | $1,392 | $1,253 to $1,531 |
| 7 bedroom Estimate | $1,553 | $1,398 to $1,708 |
| 8 bedroom Estimate | $1,714 | $1,543 to $1,885 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
Fair Market Rent is HUD's estimate of what a modest, decent unit rents for in an area, utilities included. It's set once a year and runs October to September. For FY 2026 that's October 1, 2025 through September 30, 2026. In Franklin, that runs from $576 for a studio up to $1,071 for four bedrooms, all five rates in the table above.
Because Franklin sits outside any HUD metro area, its rate is a county-wide figure built from local rents. One number covers every address in the county, Russellville included.
Among Alabama's 67 counties, Franklin ranks 60th for two-bedroom FMR. That's about 12% below the state median of $879 and about 24% below the national median county at $1,018. About 32,011 people live here, 37th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $780 in 35593 (Vina) and $940 in 35571 (Hodges), with the 7 ZIP codes in between. Housing authorities in HUD-designated metros use those ZIP rates instead of the county rate. Everywhere else the ZIP numbers show where rents actually sit, and the county rate stays the official standard.
What a voucher pays here
The voucher doesn't pay the FMR itself. It pays the payment standard. Housing authorities set it anywhere from 90% to 110% of FMR, which puts a two-bedroom standard in Franklin somewhere between $698 and $854. The tenant pays roughly 30% of their income, the voucher covers the rest up to the standard, and the PHA won't approve a rent above what comparable unassisted units get.
$776 a month is affordable, by HUD's 30% rule, on an income of roughly $31,040 a year. Put another way, $15 an hour full time.
Worked example for a two-bedroom, assuming the rent equals the payment standard. Tenant pays 30% of monthly income, HUD's housing assistance payment covers the rest.
| Monthly household income | Tenant pays (30%) | HAP at 90% ($698) | HAP at 100% ($776) | HAP at 110% ($854) |
|---|---|---|---|---|
| $2,500 | $750 | $0 | $26 | $104 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 1% from FY 2025 ($772) to FY 2026 ($776). Since FY 2020 it's up 27% in total, about 4.0% a year. The Alabama median moved up 3% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $474 | $524 | $612 | $775 | $829 | — |
| FY 2021 | $479 | $539 | $634 | $796 | $1,043 | +3.6% |
| FY 2022 | $530 | $588 | $705 | $871 | $1,171 | +11.2% |
| FY 2023 | $560 | $655 | $740 | $901 | $1,251 | +5.0% |
| FY 2024 | $642 | $763 | $857 | $1,042 | $1,321 | +15.8% |
| FY 2025 | $578 | $688 | $772 | $971 | $1,189 | -9.9% |
| FY 2026 | $576 | $704 | $776 | $976 | $1,071 | +0.5% |
| FY 2027 | $748 | $846 | $921 | $1,196 | $1,210 | +18.7% |
Nearby counties
Questions people ask
$776 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $576 for a studio, $704 for one bedroom, $976 for three and $1,071 for four.
Tools for this county
Fair Market Rent lookup
Look up any ZIP code's Small Area FMR by bedroom count.
Section 8 rent calculator
Work out the payment standard and tenant share for a specific rent.
What is Fair Market Rent?
How HUD calculates FMR and what it means for landlords.
Rent affordability calculator
See what income a household needs for a given rent.
What does a rental in Franklin actually go for?
HUD's number is one input. Search any address in Franklin for a rent estimate built from nearby comps. 3 free searches, no card.
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