HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Madison County, Florida (FY 2026)
A two-bedroom in Madison County carries a FY 2026 Fair Market Rent of $1,086 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Madison keys off that figure.
2 bedroom FMR
$1,086
FY 2026, utilities included
Payment standard range
$977 to $1,195
90% to 110% of FMR
Income to afford 2BR
$43,440
per year, at 30% of income
Rank in Florida
59th of 67
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Madison moves to $978. 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 Madison actually rent for?
Search any address in Madison 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 | $873 | $786 to $960 | $34,920 | $16.79/hr | +19.4% |
| 1 bedroom | $969 | $872 to $1,066 | $38,760 | $18.63/hr | +19.5% |
| 2 bedroom | $1,086 | $977 to $1,195 | $43,440 | $20.88/hr | +16.4% |
| 3 bedroom | $1,400 | $1,260 to $1,540 | $56,000 | $26.92/hr | +21.5% |
| 4 bedroom | $1,543 | $1,389 to $1,697 | $61,720 | $29.67/hr | +15.5% |
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 | $1,774 | $1,597 to $1,951 |
| 6 bedroom Estimate | $2,006 | $1,805 to $2,207 |
| 7 bedroom Estimate | $2,237 | $2,013 to $2,461 |
| 8 bedroom Estimate | $2,469 | $2,222 to $2,716 |
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 Madison, that runs from $873 for a studio up to $1,543 for four bedrooms, all five rates in the table above.
Because Madison 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, Madison included.
Among Florida's 67 counties, Madison ranks 59th for two-bedroom FMR. That's about 26% below the state median of $1,471 and about 7% above the national median county at $1,018. About 17,986 people live here, 57th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,070 in 32059 (Lee) and $1,190 in 32331 (Greenville), with the 4 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 Madison somewhere between $977 and $1,195. 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.
$1,086 a month is affordable, by HUD's 30% rule, on an income of roughly $43,440 a year. Put another way, $21 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% ($977) | HAP at 100% ($1,086) | HAP at 110% ($1,195) |
|---|---|---|---|---|
| $2,500 | $750 | $227 | $336 | $445 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 16% from FY 2025 ($933) to FY 2026 ($1,086). Since FY 2020 it's up 52% in total, about 7.2% 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 | $498 | $627 | $714 | $940 | $1,254 | — |
| FY 2021 | $629 | $641 | $734 | $966 | $1,271 | +2.8% |
| FY 2022 | $653 | $664 | $757 | $1,041 | $1,296 | +3.1% |
| FY 2023 | $677 | $731 | $826 | $1,094 | $1,407 | +9.1% |
| FY 2024 | $736 | $778 | $905 | $1,156 | $1,481 | +9.6% |
| FY 2025 | $731 | $811 | $933 | $1,152 | $1,336 | +3.1% |
| FY 2026 | $873 | $969 | $1,086 | $1,400 | $1,543 | +16.4% |
| FY 2027 | $786 | $873 | $978 | $1,260 | $1,389 | -9.9% |
Nearby counties
Jefferson County
$1,35220 mi · pop 14,458
Hamilton County
$98128 mi · pop 13,492
Lafayette County
$1,32328 mi · pop 8,107
Taylor County
$1,01835 mi · pop 21,421
Suwannee County
$1,11037 mi · pop 43,881
Leon County
$1,35252 mi · pop 294,128
Columbia County
$1,31853 mi · pop 69,832
Wakulla County
$1,19961 mi · pop 33,732
Questions people ask
$1,086 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $873 for a studio, $969 for one bedroom, $1,400 for three and $1,543 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 Madison actually go for?
HUD's number is one input. Search any address in Madison for a rent estimate built from nearby comps. 3 free searches, no card.
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