HUD Fair Market Rent · FY 2026 · Effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Miami-Dade County, Florida (FY 2026)
$2,436 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Miami-Dade County, and it's the baseline every voucher in Miami-Dade is measured against.
Two-bedroom FMR
$2,436
+4.6% from FY 2025
Payment standard
$2,192–$2,680
90% to 110% of the FMR, two-bedroom
Income to afford
$97,440
a year, with rent at 30% of income
Rank in Florida
2nd of 67
by two-bedroom FMR, highest first
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Miami-Dade moves to $2,564. That's up 5%. 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 | $1,828 | $1,645–$2,011 | $73,120 | $35.15/hr | +6.8% |
| 1 bedroom | $1,995 | $1,796–$2,195 | $79,800 | $38.37/hr | +5.1% |
| 2 bedroom | $2,436 | $2,192–$2,680 | $97,440 | $46.85/hr | +4.6% |
| 3 bedroom | $3,127 | $2,814–$3,440 | $125,080 | $60.13/hr | +4.0% |
| 4 bedroom | $3,613 | $3,252–$3,974 | $144,520 | $69.48/hr | +2.4% |
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 | $4,155 | $3,740–$4,571 |
| 6 bedroom Estimate | $4,697 | $4,227–$5,167 |
| 7 bedroom Estimate | $5,239 | $4,715–$5,763 |
| 8 bedroom Estimate | $5,781 | $5,203–$6,359 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
Market check
Two-bedrooms in Miami are asking $3,357. HUD says $2,436.
That's 38% above the county FMR. Median asking rent across 22 Miami ZIP codes with active 2BR listings. FMR includes utilities and asking rents usually don't, so the true gap is a little smaller.
No card needed
What a voucher pays here
The FMR isn't the check you'd receive. Your local housing authority turns it into a payment standard, set between 90% and 110% of FMR, so a two-bedroom here lands between $2,192 and $2,680. Subtract about 30% of the tenant's income and that's the housing assistance payment. If you ask more than similar unassisted units rent for, the PHA's rent reasonableness check will push back.
At the standard 30% of income, a household needs about $97,440 a year to afford $2,436 a month. On a 40-hour week that's $47 an hour.
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%$2,192 | Voucher pays at 100%$2,436 | Voucher pays at 110%$2,680 |
|---|---|---|---|---|
| $2,500 | $750 | $1,442 | $1,686 | $1,930 |
| $4,000 | $1,200 | $992 | $1,236 | $1,480 |
Rate history
The two-bedroom rate went up 5% from FY 2025 ($2,329) to FY 2026 ($2,436). Since FY 2020 it's up 50% in total, about 7.0% 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 | $1,084 | $1,285 | $1,625 | $2,164 | $2,621 | — |
| FY 2021 | $1,057 | $1,231 | $1,551 | $2,068 | $2,483 | -4.6% |
| FY 2022 | $1,162 | $1,332 | $1,672 | $2,220 | $2,631 | +7.8% |
| FY 2023 | $1,362 | $1,546 | $1,923 | $2,530 | $2,997 | +15.0% |
| FY 2024 | $1,683 | $1,884 | $2,324 | $3,027 | $3,589 | +20.9% |
| FY 2025 | $1,711 | $1,898 | $2,329 | $3,008 | $3,527 | +0.2% |
| FY 2026In effect | $1,828 | $1,995 | $2,436 | $3,127 | $3,613 | +4.6% |
| FY 2027From Oct 1, 2026 | $1,953 | $2,121 | $2,564 | $3,277 | $3,749 | +5.3% |
About this rate
HUD sets Fair Market Rent once a year, based on what typical units in the area actually rent for, with utilities folded in. FY 2026 runs October 1, 2025 through September 30, 2026, and in Miami-Dade County the five published rates run from $1,828 to $3,613, studio through four bedrooms.
Miami-Dade is its own HUD metro area (Miami-Miami Beach-Kendall, FL), so the rate here is set from rents inside the county rather than a wider region.
The state median two-bedroom FMR is $1,471. Miami-Dade comes in at $2,436, about 66% above that, and ranks 2nd of 67 in Florida. Against the national median county ($1,018) it's about 139% above. Population is around 2,688,237.
Rates by ZIP code
HUD also publishes Small Area FMRs for the 119 ZIP codes it covers in Miami-Dade. Two-bedroom rates run from $1,890 in 33136 (Miami) to $3,650 in 33131 (Miami), a $1,760 spread inside one county. Whether your housing authority uses the ZIP rate or the county rate depends on whether HUD has designated this area for Small Area FMRs. Ask the PHA which one it's on before you price a unit.
| ZIP | City | 2BR rate | vs county |
|---|---|---|---|
| 33002 | Hialeah | $2,440 | +0.2% |
| 33010 | Hialeah | $2,230 | -8.5% |
| 33011 | Hialeah | $2,440 | +0.2% |
| 33012 | Hialeah | $2,450 | +0.6% |
| 33013 | Hialeah | $2,100 | -13.8% |
| 33014 | Hialeah | $2,690 | +10.4% |
| 33015 | Hialeah | $2,840 | +16.6% |
| 33016 | Hialeah | $2,610 | +7.1% |
| 33017 | Hialeah | $2,440 | +0.2% |
| 33018 | Hialeah | $2,710 | +11.2% |
| 33030 | Homestead | $1,940 | -20.4% |
| 33031 | Homestead | $2,340 | -3.9% |
| 33032 | Homestead | $2,290 | -6.0% |
| 33033 | Homestead | $2,210 | -9.3% |
| 33034 | Homestead | $1,920 | -21.2% |
| 33035 | Homestead | $2,660 | +9.2% |
| 33039 | Homestead | $2,440 | +0.2% |
| 33054 | Opa Locka | $1,930 | -20.8% |
| 33055 | Opa Locka | $2,310 | -5.2% |
| 33056 | Miami Gardens | $2,330 | -4.4% |
| 33090 | Homestead | $2,440 | +0.2% |
| 33092 | Homestead | $2,440 | +0.2% |
| 33101 | Miami | $2,440 | +0.2% |
| 33102 | Miami | $2,436County rate | — |
| 33106 | Miami | $2,440 | +0.2% |
| 33109 | Miami Beach | $3,580 | +47.0% |
| 33111 | Miami | $2,436County rate | — |
| 33114 | Coral Gables | $2,440 | +0.2% |
| 33116 | Miami | $2,440 | +0.2% |
| 33119 | Miami Beach | $2,440 | +0.2% |
| 33122 | Miami | $3,420 | +40.4% |
| 33124 | Miami | $2,440 | +0.2% |
| 33125 | Miami | $2,420 | -0.7% |
| 33126 | Miami | $2,650 | +8.8% |
| 33127 | Miami | $2,140 | -12.2% |
| 33128 | Miami | $1,910 | -21.6% |
| 33129 | Miami | $3,150 | +29.3% |
| 33130 | Miami | $2,710 | +11.2% |
| 33131 | Miami | $3,650 | +49.8% |
| 33132 | Miami | $3,540 | +45.3% |
Nearby counties
Two-bedroom FMR, with how each compares to Miami-Dade.
Broward County
26 mi · 1,940,907 people
$2,333
-4%
Palm Beach County
58 mi · 1,494,805 people
$2,254
-7%
Collier County
88 mi · 380,221 people
$1,986
-18%
Monroe County
89 mi · 82,044 people
$2,504
+3%
Hendry County
91 mi · 39,902 people
$1,271
-48%
Martin County
96 mi · 159,399 people
$1,757
-28%
Glades County
99 mi · 12,179 people
$1,252
-49%
St. Lucie County
111 mi · 334,682 people
$1,757
-28%
Questions people ask
$2,436 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,828 for a studio, $1,995 for one bedroom, $3,127 for three and $3,613 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 Miami-Dade actually go for?
HUD's number is one input. Search any address in Miami-Dade for a rent estimate built from nearby comps. 3 free searches, no card.
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