HUD Fair Market Rent · FY 2026 · Effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Manatee County, Florida (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Manatee County is $1,958 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
Two-bedroom FMR
$1,958
+6.1% from FY 2025
Payment standard
$1,762–$2,154
90% to 110% of the FMR, two-bedroom
Income to afford
$78,320
a year, with rent at 30% of income
Rank in Florida
15th of 67
by two-bedroom FMR, highest first
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Manatee moves to $2,188. That's up 12%. The full FY 2027 table is in the history section below.
FY 2026 Fair Market Rents
Payment standard is the 90% to 110% band a housing authority can set. Income needed puts rent at 30% of gross income, and the hourly wage assumes a 40-hour week.
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $1,418 | $1,276–$1,560 | $56,720 | $27.27/hr | +12.0% |
| 1 bedroom | $1,686 | $1,517–$1,855 | $67,440 | $32.42/hr | +6.7% |
| 2 bedroom | $1,958 | $1,762–$2,154 | $78,320 | $37.65/hr | +6.1% |
| 3 bedroom | $2,537 | $2,283–$2,791 | $101,480 | $48.79/hr | +4.6% |
| 4 bedroom | $3,027 | $2,724–$3,330 | $121,080 | $58.21/hr | +4.3% |
Five to eight 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 | $3,481 | $3,133–$3,829 |
| 6 bedroom Estimate | $3,935 | $3,542–$4,329 |
| 7 bedroom Estimate | $4,389 | $3,950–$4,828 |
| 8 bedroom Estimate | $4,843 | $4,359–$5,327 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
Market check
HUD's number is one input. What does a two-bedroom in Manatee actually rent for?
Search any address in Manatee for a rent estimate built from nearby comps, with the HUD figure right next to it.
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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 Manatee somewhere between $1,762 and $2,154. 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.
$1,958 a month is affordable, by HUD's 30% rule, on an income of roughly $78,320 a year. Put another way, $38 an hour full time.
Worked example for a two-bedroom renting at the payment standard. The tenant pays 30% of monthly income and the voucher covers the rest.
| Monthly household income | Tenant pays (30%) | Voucher pays at 90%$1,762 | Voucher pays at 100%$1,958 | Voucher pays at 110%$2,154 |
|---|---|---|---|---|
| $2,500 | $750 | $1,012 | $1,208 | $1,404 |
| $4,000 | $1,200 | $562 | $758 | $954 |
Rate history
The two-bedroom rate went up 6% from FY 2025 ($1,846) to FY 2026 ($1,958). Since FY 2020 it's up 60% in total, about 8.2% a year. The Florida median moved up 3% over the same year.
| Fiscal year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $807 | $951 | $1,220 | $1,629 | $1,983 | — |
| FY 2021 | $841 | $992 | $1,275 | $1,686 | $2,030 | +4.5% |
| FY 2022 | $920 | $1,081 | $1,385 | $1,835 | $2,185 | +8.6% |
| FY 2023 | $1,065 | $1,277 | $1,593 | $2,112 | $2,514 | +15.0% |
| FY 2024 | $1,230 | $1,502 | $1,815 | $2,416 | $2,875 | +13.9% |
| FY 2025 | $1,266 | $1,580 | $1,846 | $2,425 | $2,903 | +1.7% |
| FY 2026In effect | $1,418 | $1,686 | $1,958 | $2,537 | $3,027 | +6.1% |
| FY 2027From Oct 1, 2026 | $1,749 | $1,876 | $2,188 | $2,775 | $3,309 | +11.7% |
About this rate
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 Manatee, that runs from $1,418 for a studio up to $3,027 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 Manatee in with one other county in the North Port-Bradenton-Sarasota metro, Sarasota County among them, and every one of them gets $1,958 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, Manatee ranks 15th for two-bedroom FMR. That's about 33% above the state median of $1,471 and about 92% above the national median county at $1,018. About 405,069 people live here, 15th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,570 in 34205 (Bradenton) and $2,940 in 34228 (Longboat Key), with the 28 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 |
|---|---|---|---|
| 34201 | Bradenton | $2,410 | +23.1% |
| 34202 | Bradenton | $2,550 | +30.2% |
| 34203 | Bradenton | $1,680 | -14.2% |
| 34204 | Bradenton | $1,850 | -5.5% |
| 34205 | Bradenton | $1,570 | -19.8% |
| 34206 | Bradenton | $1,850 | -5.5% |
| 34207 | Bradenton | $1,670 | -14.7% |
| 34208 | Bradenton | $1,750 | -10.6% |
| 34209 | Bradenton | $2,100 | +7.3% |
| 34210 | Bradenton | $1,770 | -9.6% |
| 34211 | Bradenton | $2,440 | +24.6% |
| 34212 | Bradenton | $2,330 | +19.0% |
| 34215 | Cortez | $1,920 | -1.9% |
| 34216 | Anna Maria | $2,110 | +7.8% |
| 34217 | Bradenton Beach | $2,110 | +7.8% |
| 34218 | Holmes Beach | $1,958County rate | — |
| 34219 | Parrish | $2,410 | +23.1% |
| 34220 | Palmetto | $1,850 | -5.5% |
| 34221 | Palmetto | $1,820 | -7.0% |
| 34222 | Ellenton | $1,700 | -13.2% |
| 34228 | Longboat Key | $2,940 | +50.2% |
| 34243 | Sarasota | $2,400 | +22.6% |
| 34250 | Terra Ceia | $1,820 | -7.0% |
| 34251 | Myakka City | $2,200 | +12.4% |
| 34260 | Manasota | $1,850 | -5.5% |
| 34264 | Oneco | $1,850 | -5.5% |
| 34270 | Tallevast | $1,850 | -5.5% |
| 34280 | Bradenton | $1,850 | -5.5% |
| 34281 | Bradenton | $1,958County rate | — |
| 34282 | Bradenton | $1,850 | -5.5% |
Counties sharing the North Port-Bradenton-Sarasota metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,958 two-bedroom figure as Manatee.
Nearby counties
Two-bedroom FMR, with how each compares to Manatee.
Sarasota County
20 mi · 439,392 people
$1,958
same rate
Pinellas County
32 mi · 959,918 people
$1,977
+1%
Hillsborough County
33 mi · 1,468,560 people
$1,977
+1%
Hardee County
43 mi · 25,528 people
$1,248
-36%
Charlotte County
44 mi · 189,900 people
$1,470
-25%
DeSoto County
45 mi · 34,258 people
$1,209
-38%
Pasco County
56 mi · 569,211 people
$1,977
+1%
Polk County
59 mi · 736,229 people
$1,497
-24%
Questions people ask
$1,958 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,418 for a studio, $1,686 for one bedroom, $2,537 for three and $3,027 for four.
Tools for this county
Fair Market Rent lookup
Any ZIP code's Small Area FMR by bedroom count
Section 8 rent calculator
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
The income a household needs for a given rent
What does a rental in Manatee actually go for?
HUD's number is one input. Search any address in Manatee for a rent estimate built from nearby comps. 3 free searches, no card.
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