HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Charlotte County, Florida (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Charlotte County is $1,470 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,470
FY 2026, utilities included
Payment standard range
$1,323 to $1,617
90% to 110% of FMR
Income to afford 2BR
$58,800
per year, at 30% of income
Rank in Florida
35th of 67
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Charlotte moves to $1,575. That's up 7%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Charlotte actually rent for?
Search any address in Charlotte 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 | $1,159 | $1,043 to $1,275 | $46,360 | $22.29/hr | +0.5% |
| 1 bedroom | $1,167 | $1,050 to $1,284 | $46,680 | $22.44/hr | +0.6% |
| 2 bedroom | $1,470 | $1,323 to $1,617 | $58,800 | $28.27/hr | +0.6% |
| 3 bedroom | $2,041 | $1,837 to $2,245 | $81,640 | $39.25/hr | -0.3% |
| 4 bedroom | $2,326 | $2,093 to $2,559 | $93,040 | $44.73/hr | +3.6% |
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 | $2,675 | $2,408 to $2,943 |
| 6 bedroom Estimate | $3,024 | $2,722 to $3,326 |
| 7 bedroom Estimate | $3,373 | $3,036 to $3,710 |
| 8 bedroom Estimate | $3,722 | $3,350 to $4,094 |
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 Charlotte, that runs from $1,159 for a studio up to $2,326 for four bedrooms, all five rates in the table above.
Charlotte is its own HUD metro area (Punta Gorda, FL), so the rate here is set from rents inside the county rather than a wider region.
Among Florida's 67 counties, Charlotte ranks 35th for two-bedroom FMR. That's within a couple percent of the state median of $1,471 and about 44% above the national median county at $1,018. About 189,900 people live here, 28th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,320 in 33980 (Punta Gorda) and $1,990 in 33953 (Port Charlotte), with the 15 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.
| ZIP | City | 2BR rate | vs county |
|---|---|---|---|
| 33927 | El Jobean | $1,470County rate | — |
| 33938 | Murdock | $1,470 | 0.0% |
| 33946 | Placida | $1,540 | +4.8% |
| 33947 | Rotonda West | $1,550 | +5.4% |
| 33948 | Port Charlotte | $1,540 | +4.8% |
| 33949 | Port Charlotte | $1,470 | 0.0% |
| 33950 | Punta Gorda | $1,500 | +2.0% |
| 33951 | Punta Gorda | $1,470 | 0.0% |
| 33952 | Port Charlotte | $1,380 | -6.1% |
| 33953 | Port Charlotte | $1,990 | +35.4% |
| 33954 | Port Charlotte | $1,940 | +32.0% |
| 33955 | Punta Gorda | $1,760 | +19.7% |
| 33980 | Punta Gorda | $1,320 | -10.2% |
| 33981 | Port Charlotte | $1,660 | +12.9% |
| 33982 | Punta Gorda | $1,320 | -10.2% |
| 33983 | Punta Gorda | $1,510 | +2.7% |
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 Charlotte somewhere between $1,323 and $1,617. 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.
$1,470 a month is affordable, by HUD's 30% rule, on an income of roughly $58,800 a year. Put another way, $28 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% ($1,323) | HAP at 100% ($1,470) | HAP at 110% ($1,617) |
|---|---|---|---|---|
| $2,500 | $750 | $573 | $720 | $867 |
| $4,000 | $1,200 | $123 | $270 | $417 |
Rate history
The two-bedroom rate went up 1% from FY 2025 ($1,461) to FY 2026 ($1,470). Since FY 2020 it's up 44% in total, about 6.2% a year. The Florida median moved up 3% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $799 | $818 | $1,022 | $1,436 | $1,794 | — |
| FY 2021 | $799 | $866 | $1,067 | $1,506 | $1,847 | +4.4% |
| FY 2022 | $832 | $928 | $1,142 | $1,622 | $1,955 | +7.0% |
| FY 2023 | $930 | $1,025 | $1,270 | $1,805 | $2,163 | +11.2% |
| FY 2024 | $1,089 | $1,121 | $1,380 | $1,945 | $2,306 | +8.7% |
| FY 2025 | $1,153 | $1,160 | $1,461 | $2,047 | $2,246 | +5.9% |
| FY 2026 | $1,159 | $1,167 | $1,470 | $2,041 | $2,326 | +0.6% |
| FY 2027 | $1,097 | $1,204 | $1,575 | $2,137 | $2,556 | +7.1% |
Nearby counties
DeSoto County
$1,20920 mi · pop 34,258
Sarasota County
$1,95826 mi · pop 439,392
Lee County
$1,96129 mi · pop 772,902
Hardee County
$1,24843 mi · pop 25,528
Manatee County
$1,95844 mi · pop 405,069
Glades County
$1,25252 mi · pop 12,179
Hendry County
$1,27152 mi · pop 39,902
Highlands County
$1,27154 mi · pop 102,339
Questions people ask
$1,470 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,159 for a studio, $1,167 for one bedroom, $2,041 for three and $2,326 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 Charlotte actually go for?
HUD's number is one input. Search any address in Charlotte for a rent estimate built from nearby comps. 3 free searches, no card.
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