HUD Fair Market Rent · FY 2026 · Effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Bibb County, Georgia (FY 2026)
A two-bedroom in Bibb County carries a FY 2026 Fair Market Rent of $1,307 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Bibb keys off that figure.
Two-bedroom FMR
$1,307
+4.4% from FY 2025
Payment standard
$1,176–$1,438
90% to 110% of the FMR, two-bedroom
Income to afford
$52,280
a year, with rent at 30% of income
Rank in Georgia
39th of 159
by two-bedroom FMR, highest first
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Bibb moves to $1,309. That's unchanged. 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 | $1,085 | $977–$1,194 | $43,400 | $20.87/hr | +7.0% |
| 1 bedroom | $1,158 | $1,042–$1,274 | $46,320 | $22.27/hr | +7.0% |
| 2 bedroom | $1,307 | $1,176–$1,438 | $52,280 | $25.13/hr | +4.4% |
| 3 bedroom | $1,567 | $1,410–$1,724 | $62,680 | $30.13/hr | +3.9% |
| 4 bedroom | $1,731 | $1,558–$1,904 | $69,240 | $33.29/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 | $1,991 | $1,792–$2,190 |
| 6 bedroom Estimate | $2,250 | $2,025–$2,475 |
| 7 bedroom Estimate | $2,510 | $2,259–$2,761 |
| 8 bedroom Estimate | $2,770 | $2,493–$3,047 |
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 Bibb actually rent for?
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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 Bibb somewhere between $1,176 and $1,438. 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.
$1,307 a month is affordable, by HUD's 30% rule, on an income of roughly $52,280 a year. Put another way, $25 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%$1,176 | Voucher pays at 100%$1,307 | Voucher pays at 110%$1,438 |
|---|---|---|---|---|
| $2,500 | $750 | $426 | $557 | $688 |
| $4,000 | $1,200 | $0 | $107 | $238 |
Rate history
The two-bedroom rate went up 4% from FY 2025 ($1,252) to FY 2026 ($1,307). Since FY 2020 it's up 70% in total, about 9.2% a year. The Georgia median moved up 9% over the same year.
| Fiscal year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $502 | $677 | $771 | $1,001 | $1,137 | — |
| FY 2021 | $522 | $689 | $787 | $1,002 | $1,101 | +2.1% |
| FY 2022 | $600 | $739 | $846 | $1,071 | $1,147 | +7.5% |
| FY 2023 | $719 | $838 | $969 | $1,207 | $1,302 | +14.5% |
| FY 2024 | $893 | $999 | $1,146 | $1,398 | $1,526 | +18.3% |
| FY 2025 | $1,014 | $1,082 | $1,252 | $1,508 | $1,660 | +9.2% |
| FY 2026In effect | $1,085 | $1,158 | $1,307 | $1,567 | $1,731 | +4.4% |
| FY 2027From Oct 1, 2026 | $1,109 | $1,162 | $1,309 | $1,560 | $1,720 | +0.2% |
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 Bibb, that runs from $1,085 for a studio up to $1,731 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 Bibb in with 3 other counties in the Macon-Bibb County metro, Jones County, Crawford County, Twiggs County among them, and every one of them gets $1,307 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 Georgia's 159 counties, Bibb ranks 39th for two-bedroom FMR. That's about 22% above the state median of $1,074 and about 28% above the national median county at $1,018. About 156,554 people live here, 16th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,150 in 31217 (Macon) and $1,690 in 31210 (Macon), with the 17 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 |
|---|---|---|---|
| 31052 | Lizella | $1,200 | -8.2% |
| 31201 | Macon | $1,270 | -2.8% |
| 31202 | Macon | $1,330 | +1.8% |
| 31203 | Macon | $1,330 | +1.8% |
| 31204 | Macon | $1,200 | -8.2% |
| 31205 | Macon | $1,330 | +1.8% |
| 31206 | Macon | $1,210 | -7.4% |
| 31207 | Macon | $1,260 | -3.6% |
| 31208 | Macon | $1,330 | +1.8% |
| 31209 | Macon | $1,330 | +1.8% |
| 31210 | Macon | $1,690 | +29.3% |
| 31211 | Macon | $1,170 | -10.5% |
| 31213 | Macon | $1,330 | +1.8% |
| 31216 | Macon | $1,430 | +9.4% |
| 31217 | Macon | $1,150 | -12.0% |
| 31220 | Macon | $1,650 | +26.2% |
| 31221 | Macon | $1,330 | +1.8% |
| 31294 | Macon | $1,307County rate | — |
| 31295 | Macon | $1,307County rate | — |
| 31296 | Macon | $1,307County rate | — |
| 31297 | Macon | $1,307County rate | — |
Counties sharing the Macon-Bibb County metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,307 two-bedroom figure as Bibb.
Nearby counties
Two-bedroom FMR, with how each compares to Bibb.
Monroe County
18 mi · 28,287 people
$1,174
-10%
Jones County
19 mi · 28,382 people
$1,307
same rate
Peach County
19 mi · 28,054 people
$1,129
-14%
Houston County
20 mi · 164,117 people
$1,362
+4%
Twiggs County
20 mi · 7,955 people
$1,307
same rate
Crawford County
21 mi · 12,156 people
$1,307
same rate
Wilkinson County
28 mi · 8,852 people
$973
-26%
Baldwin County
30 mi · 43,778 people
$1,073
-18%
Questions people ask
$1,307 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,085 for a studio, $1,158 for one bedroom, $1,567 for three and $1,731 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 Bibb actually go for?
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