HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Sumter County, Florida (FY 2026)
$1,328 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Sumter County, and it's the baseline every voucher in Sumter is measured against.
2 bedroom FMR
$1,328
FY 2026, utilities included
Payment standard range
$1,195 to $1,461
90% to 110% of FMR
Income to afford 2BR
$53,120
per year, at 30% of income
Rank in Florida
42nd of 67
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Sumter moves to $1,324. That's unchanged. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Sumter actually rent for?
Search any address in Sumter 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 | $1,076 | $968 to $1,184 | $43,040 | $20.69/hr | +3.7% |
| 1 bedroom | $1,139 | $1,025 to $1,253 | $45,560 | $21.90/hr | +9.0% |
| 2 bedroom | $1,328 | $1,195 to $1,461 | $53,120 | $25.54/hr | -3.1% |
| 3 bedroom | $1,655 | $1,490 to $1,821 | $66,200 | $31.83/hr | -2.9% |
| 4 bedroom | $1,937 | $1,743 to $2,131 | $77,480 | $37.25/hr | -5.0% |
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 | $2,228 | $2,005 to $2,451 |
| 6 bedroom Estimate | $2,518 | $2,266 to $2,770 |
| 7 bedroom Estimate | $2,809 | $2,528 to $3,090 |
| 8 bedroom Estimate | $3,099 | $2,789 to $3,409 |
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 Sumter, that runs from $1,076 for a studio up to $1,937 for four bedrooms, all five rates in the table above.
Sumter is its own HUD metro area (Wildwood-The Villages, FL), so the rate here is set from rents inside the county rather than a wider region.
Among Florida's 67 counties, Sumter ranks 42nd for two-bedroom FMR. That's about 10% below the state median of $1,471 and about 30% above the national median county at $1,018. About 131,832 people live here, 34th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,080 in 33597 (Webster) and $2,040 in 32163 (The Villages), with the 10 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 Sumter somewhere between $1,195 and $1,461. 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.
$1,328 a month is affordable, by HUD's 30% rule, on an income of roughly $53,120 a year. Put another way, $26 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% ($1,195) | HAP at 100% ($1,328) | HAP at 110% ($1,461) |
|---|---|---|---|---|
| $2,500 | $750 | $445 | $578 | $711 |
| $4,000 | $1,200 | $0 | $128 | $261 |
Rate history
The two-bedroom rate went down 3% from FY 2025 ($1,371) to FY 2026 ($1,328). Since FY 2020 it's up 53% in total, about 7.3% 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 | $652 | $659 | $868 | $1,172 | $1,176 | — |
| FY 2021 | $716 | $718 | $946 | $1,278 | $1,283 | +9.0% |
| FY 2022 | $751 | $756 | $995 | $1,344 | $1,349 | +5.2% |
| FY 2023 | $825 | $830 | $1,093 | $1,411 | $1,468 | +9.8% |
| FY 2024 | $945 | $951 | $1,250 | $1,572 | $1,665 | +14.4% |
| FY 2025 | $1,038 | $1,045 | $1,371 | $1,705 | $2,039 | +9.7% |
| FY 2026 | $1,076 | $1,139 | $1,328 | $1,655 | $1,937 | -3.1% |
| FY 2027 | $1,092 | $1,139 | $1,324 | $1,606 | $1,904 | -0.3% |
Nearby counties
Lake County
$1,97219 mi · pop 386,829
Citrus County
$1,22526 mi · pop 155,173
Hernando County
$1,97729 mi · pop 196,621
Marion County
$1,37329 mi · pop 378,225
Pasco County
$1,97743 mi · pop 569,211
Orange County
$1,97245 mi · pop 1,427,403
Seminole County
$1,97247 mi · pop 471,321
Putnam County
$1,15550 mi · pop 73,604
Questions people ask
$1,328 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,076 for a studio, $1,139 for one bedroom, $1,655 for three and $1,937 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 Sumter actually go for?
HUD's number is one input. Search any address in Sumter for a rent estimate built from nearby comps. 3 free searches, no card.
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