HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Franklin County, Florida (FY 2026)
A two-bedroom in Franklin County carries a FY 2026 Fair Market Rent of $1,186 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Franklin keys off that figure.
2 bedroom FMR
$1,186
FY 2026, utilities included
Payment standard range
$1,067 to $1,305
90% to 110% of FMR
Income to afford 2BR
$47,440
per year, at 30% of income
Rank in Florida
52nd of 67
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Franklin moves to $1,068. That's down 10%. 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 | $1,033 | $930 to $1,136 | $41,320 | $19.87/hr | +17.4% |
| 1 bedroom | $1,058 | $952 to $1,164 | $42,320 | $20.35/hr | +19.5% |
| 2 bedroom | $1,186 | $1,067 to $1,305 | $47,440 | $22.81/hr | +16.4% |
| 3 bedroom | $1,564 | $1,408 to $1,720 | $62,560 | $30.08/hr | +15.3% |
| 4 bedroom | $1,570 | $1,413 to $1,727 | $62,800 | $30.19/hr | +15.3% |
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 | $1,806 | $1,625 to $1,987 |
| 6 bedroom Estimate | $2,041 | $1,837 to $2,245 |
| 7 bedroom Estimate | $2,277 | $2,049 to $2,505 |
| 8 bedroom Estimate | $2,512 | $2,261 to $2,763 |
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 $1,033 for a studio up to $1,570 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, Apalachicola included.
Among Florida's 67 counties, Franklin ranks 52nd for two-bedroom FMR. That's about 19% below the state median of $1,471 and about 17% above the national median county at $1,018. About 12,276 people live here, 64th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,030 in 32328 (Eastpoint) and $1,400 in 32320 (Apalachicola), with the 5 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 $1,067 and $1,305. 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.
$1,186 a month is affordable, by HUD's 30% rule, on an income of roughly $47,440 a year. Put another way, $23 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% ($1,067) | HAP at 100% ($1,186) | HAP at 110% ($1,305) |
|---|---|---|---|---|
| $2,500 | $750 | $317 | $436 | $555 |
| $4,000 | $1,200 | $0 | $0 | $105 |
Rate history
The two-bedroom rate went up 16% from FY 2025 ($1,019) to FY 2026 ($1,186). Since FY 2020 it's up 51% in total, about 7.1% 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 | $635 | $691 | $786 | $1,134 | $1,380 | — |
| FY 2021 | $645 | $661 | $753 | $1,078 | $1,304 | -4.2% |
| FY 2022 | $653 | $664 | $757 | $1,075 | $1,296 | +0.5% |
| FY 2023 | $719 | $735 | $830 | $1,180 | $1,414 | +9.6% |
| FY 2024 | $792 | $814 | $914 | $1,273 | $1,277 | +10.1% |
| FY 2025 | $880 | $885 | $1,019 | $1,356 | $1,362 | +11.5% |
| FY 2026 | $1,033 | $1,058 | $1,186 | $1,564 | $1,570 | +16.4% |
| FY 2027 | $930 | $953 | $1,068 | $1,408 | $1,413 | -9.9% |
Nearby counties
Questions people ask
$1,186 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,033 for a studio, $1,058 for one bedroom, $1,564 for three and $1,570 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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