HUD Fair Market Rent · FY 2026 · Effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Orange County, Florida (FY 2026)
$1,972 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Orange County, and it's the baseline every voucher in Orange is measured against.
Two-bedroom FMR
$1,972
+0.7% from FY 2025
Payment standard
$1,775–$2,169
90% to 110% of the FMR, two-bedroom
Income to afford
$78,880
a year, with rent at 30% of income
Rank in Florida
11th of 67
by two-bedroom FMR, highest first
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Orange moves to $1,959. That's down 1%. 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 | $1,650 | $1,485–$1,815 | $66,000 | $31.73/hr | +0.9% |
| 1 bedroom | $1,731 | $1,558–$1,904 | $69,240 | $33.29/hr | +0.2% |
| 2 bedroom | $1,972 | $1,775–$2,169 | $78,880 | $37.92/hr | +0.7% |
| 3 bedroom | $2,476 | $2,228–$2,724 | $99,040 | $47.62/hr | -0.4% |
| 4 bedroom | $2,924 | $2,632–$3,216 | $116,960 | $56.23/hr | -1.2% |
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 | $3,363 | $3,027–$3,699 |
| 6 bedroom Estimate | $3,801 | $3,421–$4,181 |
| 7 bedroom Estimate | $4,240 | $3,816–$4,664 |
| 8 bedroom Estimate | $4,678 | $4,210–$5,146 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
Market check
Two-bedrooms in Orlando are asking $1,725. HUD says $1,972.
That's 13% below the county FMR. Median asking rent across 17 Orlando 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 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 Orange somewhere between $1,775 and $2,169. 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.
$1,972 a month is affordable, by HUD's 30% rule, on an income of roughly $78,880 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%$1,775 | Voucher pays at 100%$1,972 | Voucher pays at 110%$2,169 |
|---|---|---|---|---|
| $2,500 | $750 | $1,025 | $1,222 | $1,419 |
| $4,000 | $1,200 | $575 | $772 | $969 |
Rate history
The two-bedroom rate went up 1% from FY 2025 ($1,958) to FY 2026 ($1,972). Since FY 2020 it's up 58% in total, about 7.9% 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 | $989 | $1,064 | $1,248 | $1,636 | $1,956 | — |
| FY 2021 | $1,055 | $1,140 | $1,321 | $1,713 | $2,057 | +5.8% |
| FY 2022 | $1,152 | $1,237 | $1,422 | $1,827 | $2,211 | +7.6% |
| FY 2023 | $1,338 | $1,422 | $1,616 | $2,064 | $2,503 | +13.6% |
| FY 2024 | $1,558 | $1,638 | $1,857 | $2,362 | $2,849 | +14.9% |
| FY 2025 | $1,636 | $1,727 | $1,958 | $2,486 | $2,960 | +5.4% |
| FY 2026In effect | $1,650 | $1,731 | $1,972 | $2,476 | $2,924 | +0.7% |
| FY 2027From Oct 1, 2026 | $1,658 | $1,726 | $1,959 | $2,445 | $2,856 | -0.7% |
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 Orange, that runs from $1,650 for a studio up to $2,924 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 Orange in with 3 other counties in the Orlando-Kissimmee-Sanford metro, Seminole County, Osceola County, Lake County among them, and every one of them gets $1,972 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, Orange ranks 11th for two-bedroom FMR. That's about 34% above the state median of $1,471 and about 94% above the national median county at $1,018. About 1,427,403 people live here, 5th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,520 in 32798 (Zellwood) and $2,760 in 34786 (Windermere), with the 72 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 |
|---|---|---|---|
| 32703 | Apopka | $1,860 | -5.7% |
| 32704 | Apopka | $2,000 | +1.4% |
| 32709 | Christmas | $1,670 | -15.3% |
| 32710 | Clarcona | $2,000 | +1.4% |
| 32712 | Apopka | $2,380 | +20.7% |
| 32751 | Maitland | $2,130 | +8.0% |
| 32768 | Plymouth | $2,000 | +1.4% |
| 32777 | Tangerine | $2,000 | +1.4% |
| 32789 | Winter Park | $2,050 | +4.0% |
| 32790 | Winter Park | $2,000 | +1.4% |
| 32792 | Winter Park | $2,040 | +3.4% |
| 32793 | Winter Park | $2,000 | +1.4% |
| 32794 | Maitland | $2,000 | +1.4% |
| 32798 | Zellwood | $1,520 | -22.9% |
| 32801 | Orlando | $2,220 | +12.6% |
| 32802 | Orlando | $2,000 | +1.4% |
| 32803 | Orlando | $2,350 | +19.2% |
| 32804 | Orlando | $2,060 | +4.5% |
| 32805 | Orlando | $1,520 | -22.9% |
| 32806 | Orlando | $1,820 | -7.7% |
| 32807 | Orlando | $1,820 | -7.7% |
| 32808 | Orlando | $1,740 | -11.8% |
| 32809 | Orlando | $1,600 | -18.9% |
| 32810 | Orlando | $1,890 | -4.2% |
| 32811 | Orlando | $1,960 | -0.6% |
| 32812 | Orlando | $1,820 | -7.7% |
| 32814 | Orlando | $2,750 | +39.5% |
| 32816 | Orlando | $1,910 | -3.1% |
| 32817 | Orlando | $2,070 | +5.0% |
| 32818 | Orlando | $1,760 | -10.8% |
| 32819 | Orlando | $2,290 | +16.1% |
| 32820 | Orlando | $2,160 | +9.5% |
| 32821 | Orlando | $2,170 | +10.0% |
| 32822 | Orlando | $2,010 | +1.9% |
| 32824 | Orlando | $2,180 | +10.5% |
| 32825 | Orlando | $2,100 | +6.5% |
| 32826 | Orlando | $1,800 | -8.7% |
| 32827 | Orlando | $2,740 | +38.9% |
| 32828 | Orlando | $2,260 | +14.6% |
| 32829 | Orlando | $2,320 | +17.6% |
Counties sharing the Orlando-Kissimmee-Sanford metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,972 two-bedroom figure as Orange.
Nearby counties
Two-bedroom FMR, with how each compares to Orange.
Seminole County
13 mi · 471,321 people
$1,972
same rate
Osceola County
21 mi · 393,745 people
$1,972
same rate
Lake County
28 mi · 386,829 people
$1,972
same rate
Volusia County
40 mi · 558,520 people
$1,700
-14%
Sumter County
45 mi · 131,832 people
$1,328
-33%
Polk County
46 mi · 736,229 people
$1,497
-24%
Brevard County
47 mi · 610,723 people
$1,709
-13%
Putnam County
62 mi · 73,604 people
$1,155
-41%
Questions people ask
$1,972 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,650 for a studio, $1,731 for one bedroom, $2,476 for three and $2,924 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 Orange actually go for?
HUD's number is one input. Search any address in Orange for a rent estimate built from nearby comps. 3 free searches, no card.
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