HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Duval County, Florida (FY 2026)
A two-bedroom in Duval County carries a FY 2026 Fair Market Rent of $1,658 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Duval keys off that figure.
2 bedroom FMR
$1,658
FY 2026, utilities included
Payment standard range
$1,492 to $1,824
90% to 110% of FMR
Income to afford 2BR
$66,320
per year, at 30% of income
Rank in Florida
26th of 67
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Duval moves to $1,694. That's up 2%. The full FY 2027 table is in the history section below.
Market check
Two-bedrooms in Jacksonville are asking $1,293. HUD says $1,658.
That's 22% below the county FMR. Median asking rent across 17 Jacksonville ZIP codes with active 2BR listings. FMR includes utilities and asking rents usually don't, so the true gap is a little smaller.
Comps for a specific address
A rent estimate built from nearby listings, next to the HUD number.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $1,355 | $1,220 to $1,491 | $54,200 | $26.06/hr | -1.9% |
| 1 bedroom | $1,382 | $1,244 to $1,520 | $55,280 | $26.58/hr | -5.0% |
| 2 bedroom | $1,658 | $1,492 to $1,824 | $66,320 | $31.88/hr | -4.2% |
| 3 bedroom | $2,043 | $1,839 to $2,247 | $81,720 | $39.29/hr | -5.5% |
| 4 bedroom | $2,561 | $2,305 to $2,817 | $102,440 | $49.25/hr | -6.5% |
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 | $2,945 | $2,651 to $3,240 |
| 6 bedroom Estimate | $3,329 | $2,996 to $3,662 |
| 7 bedroom Estimate | $3,713 | $3,342 to $4,084 |
| 8 bedroom Estimate | $4,098 | $3,688 to $4,508 |
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 Duval, that runs from $1,355 for a studio up to $2,561 for four bedrooms, all five rates in the table above.
This is a metro rate. The county doesn't get one of its own. HUD lumps Duval in with 3 other counties in the Jacksonville metro, St. Johns County, Clay County, Nassau County among them, and every one of them gets $1,658 for a two-bedroom. Where you are inside the metro doesn't change the county number. It does change the ZIP number, covered below.
Among Florida's 67 counties, Duval ranks 26th for two-bedroom FMR. That's about 13% above the state median of $1,471 and about 63% above the national median county at $1,018. About 995,708 people live here, 6th in the state.
Counties sharing the Jacksonville metro rate
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,130 in 32234 (Jacksonville) and $2,490 in 32226 (Jacksonville), with the 46 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 |
|---|---|---|---|
| 32099 | Jacksonville | $1,658County rate | — |
| 32201 | Jacksonville | $1,658County rate | — |
| 32202 | Jacksonville | $1,380 | -16.8% |
| 32203 | Jacksonville | $1,630 | -1.7% |
| 32204 | Jacksonville | $1,410 | -15.0% |
| 32205 | Jacksonville | $1,510 | -8.9% |
| 32206 | Jacksonville | $1,150 | -30.6% |
| 32207 | Jacksonville | $1,500 | -9.5% |
| 32208 | Jacksonville | $1,450 | -12.5% |
| 32209 | Jacksonville | $1,200 | -27.6% |
| 32210 | Jacksonville | $1,410 | -15.0% |
| 32211 | Jacksonville | $1,360 | -18.0% |
| 32212 | Jacksonville | $2,380 | +43.5% |
| 32214 | Jacksonville | $1,630 | -1.7% |
| 32216 | Jacksonville | $1,530 | -7.7% |
| 32217 | Jacksonville | $1,380 | -16.8% |
| 32218 | Jacksonville | $1,670 | +0.7% |
| 32219 | Jacksonville | $1,410 | -15.0% |
| 32220 | Jacksonville | $1,490 | -10.1% |
| 32221 | Jacksonville | $1,920 | +15.8% |
| 32222 | Jacksonville | $2,000 | +20.6% |
| 32223 | Jacksonville | $1,800 | +8.6% |
| 32224 | Jacksonville | $1,930 | +16.4% |
| 32225 | Jacksonville | $1,930 | +16.4% |
| 32226 | Jacksonville | $2,490 | +50.2% |
| 32227 | Jacksonville | $2,270 | +36.9% |
| 32228 | Jacksonville | $2,270 | +36.9% |
| 32229 | Jacksonville | $1,630 | -1.7% |
| 32231 | Jacksonville | $1,658County rate | — |
| 32232 | Jacksonville | $1,658County rate | — |
| 32233 | Atlantic Beach | $1,740 | +4.9% |
| 32234 | Jacksonville | $1,130 | -31.8% |
| 32235 | Jacksonville | $1,630 | -1.7% |
| 32236 | Jacksonville | $1,630 | -1.7% |
| 32237 | Jacksonville | $1,658County rate | — |
| 32238 | Jacksonville | $1,630 | -1.7% |
| 32239 | Jacksonville | $1,630 | -1.7% |
| 32240 | Jacksonville Beach | $1,630 | -1.7% |
| 32241 | Jacksonville | $1,630 | -1.7% |
| 32244 | Jacksonville | $1,710 | +3.1% |
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 Duval somewhere between $1,492 and $1,824. 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.
$1,658 a month is affordable, by HUD's 30% rule, on an income of roughly $66,320 a year. Put another way, $32 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% ($1,492) | HAP at 100% ($1,658) | HAP at 110% ($1,824) |
|---|---|---|---|---|
| $2,500 | $750 | $742 | $908 | $1,074 |
| $4,000 | $1,200 | $292 | $458 | $624 |
Rate history
The two-bedroom rate went down 4% from FY 2025 ($1,730) to FY 2026 ($1,658). Since FY 2020 it's up 57% in total, about 7.8% 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 | $700 | $872 | $1,059 | $1,391 | $1,777 | — |
| FY 2021 | $746 | $921 | $1,113 | $1,455 | $1,852 | +5.1% |
| FY 2022 | $827 | $995 | $1,188 | $1,542 | $1,948 | +6.7% |
| FY 2023 | $954 | $1,102 | $1,303 | $1,676 | $2,123 | +9.7% |
| FY 2024 | $1,240 | $1,354 | $1,604 | $2,027 | $2,579 | +23.1% |
| FY 2025 | $1,381 | $1,454 | $1,730 | $2,163 | $2,739 | +7.9% |
| FY 2026 | $1,355 | $1,382 | $1,658 | $2,043 | $2,561 | -4.2% |
| FY 2027 | $1,401 | $1,421 | $1,694 | $2,077 | $2,594 | +2.2% |
Nearby counties
Nassau County
$1,65820 mi · pop 91,538
Clay County
$1,65822 mi · pop 219,650
St. Johns County
$1,65828 mi · pop 278,722
Baker County
$1,10337 mi · pop 27,969
Bradford County
$1,12040 mi · pop 27,816
Union County
$1,13245 mi · pop 15,524
Columbia County
$1,31861 mi · pop 69,832
Alachua County
$1,49362 mi · pop 279,729
Questions people ask
$1,658 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,355 for a studio, $1,382 for one bedroom, $2,043 for three and $2,561 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 Duval actually go for?
HUD's number is one input. Search any address in Duval for a rent estimate built from nearby comps. 3 free searches, no card.
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