HUD Fair Market Rent · FY 2026 · Effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Clayton County, Georgia (FY 2026)
A two-bedroom in Clayton County carries a FY 2026 Fair Market Rent of $1,820 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Clayton keys off that figure.
Two-bedroom FMR
$1,820
-0.5% from FY 2025
Payment standard
$1,638–$2,002
90% to 110% of the FMR, two-bedroom
Income to afford
$72,800
a year, with rent at 30% of income
Rank in Georgia
5th of 159
by two-bedroom FMR, highest first
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Clayton moves to $1,762. That's down 3%. 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 | $1,585 | $1,427–$1,744 | $63,400 | $30.48/hr | -0.4% |
| 1 bedroom | $1,660 | $1,494–$1,826 | $66,400 | $31.92/hr | +0.4% |
| 2 bedroom | $1,820 | $1,638–$2,002 | $72,800 | $35.00/hr | -0.5% |
| 3 bedroom | $2,182 | $1,964–$2,400 | $87,280 | $41.96/hr | -1.0% |
| 4 bedroom | $2,605 | $2,345–$2,866 | $104,200 | $50.10/hr | -1.8% |
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 | $2,996 | $2,696–$3,296 |
| 6 bedroom Estimate | $3,387 | $3,048–$3,726 |
| 7 bedroom Estimate | $3,777 | $3,399–$4,155 |
| 8 bedroom Estimate | $4,168 | $3,751–$4,585 |
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 Clayton 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 Clayton somewhere between $1,638 and $2,002. 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.
$1,820 a month is affordable, by HUD's 30% rule, on an income of roughly $72,800 a year. Put another way, $35 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%$1,638 | Voucher pays at 100%$1,820 | Voucher pays at 110%$2,002 |
|---|---|---|---|---|
| $2,500 | $750 | $888 | $1,070 | $1,252 |
| $4,000 | $1,200 | $438 | $620 | $802 |
Rate history
The two-bedroom rate went down 1% from FY 2025 ($1,830) to FY 2026 ($1,820). Since FY 2020 it's up 56% in total, about 7.7% 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 | $996 | $1,025 | $1,167 | $1,489 | $1,824 | — |
| FY 2021 | $1,016 | $1,040 | $1,185 | $1,491 | $1,823 | +1.5% |
| FY 2022 | $1,111 | $1,131 | $1,289 | $1,596 | $1,951 | +8.8% |
| FY 2023 | $1,345 | $1,375 | $1,553 | $1,890 | $2,308 | +20.5% |
| FY 2024 | $1,599 | $1,643 | $1,844 | $2,230 | $2,707 | +18.7% |
| FY 2025 | $1,591 | $1,653 | $1,830 | $2,205 | $2,653 | -0.8% |
| FY 2026In effect | $1,585 | $1,660 | $1,820 | $2,182 | $2,605 | -0.5% |
| FY 2027From Oct 1, 2026 | $1,554 | $1,619 | $1,762 | $2,099 | $2,493 | -3.2% |
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 Clayton, that runs from $1,585 for a studio up to $2,605 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 Clayton in with 23 other counties in the Atlanta-Sandy Springs-Roswell metro, Fulton County, Gwinnett County, Cobb County among them, and every one of them gets $1,820 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, Clayton ranks 5th for two-bedroom FMR. That's about 69% above the state median of $1,074 and about 79% above the national median county at $1,018. About 296,312 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 $1,300 in 30288 (Conley) and $1,890 in 30294 (Ellenwood), with the 13 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 |
|---|---|---|---|
| 30236 | Jonesboro | $1,470 | -19.2% |
| 30237 | Jonesboro | $1,510 | -17.0% |
| 30238 | Jonesboro | $1,690 | -7.1% |
| 30250 | Lovejoy | $1,820 | 0.0% |
| 30260 | Morrow | $1,580 | -13.2% |
| 30273 | Rex | $1,580 | -13.2% |
| 30274 | Riverdale | $1,470 | -19.2% |
| 30287 | Morrow | $1,510 | -17.0% |
| 30288 | Conley | $1,300 | -28.6% |
| 30294 | Ellenwood | $1,890 | +3.8% |
| 30296 | Riverdale | $1,770 | -2.7% |
| 30297 | Forest Park | $1,320 | -27.5% |
| 30298 | Forest Park | $1,510 | -17.0% |
Counties sharing the Atlanta-Sandy Springs-Roswell metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,820 two-bedroom figure as Clayton.
Fulton County
1,061,944 people
$1,820
Gwinnett County
957,977 people
$1,820
Cobb County
765,813 people
$1,820
DeKalb County
761,209 people
$1,820
Cherokee County
268,567 people
$1,820
Forsyth County
253,225 people
$1,820
Henry County
240,853 people
$1,820
Paulding County
169,898 people
$1,820
Coweta County
147,449 people
$1,820
Douglas County
144,735 people
$1,820
Carroll County
120,060 people
$1,820
Fayette County
119,259 people
$1,820
Nearby counties
Two-bedroom FMR, with how each compares to Clayton.
Henry County
13 mi · 240,853 people
$1,820
same rate
Fayette County
14 mi · 119,259 people
$1,820
same rate
Fulton County
19 mi · 1,061,944 people
$1,820
same rate
Spalding County
19 mi · 67,415 people
$1,820
same rate
DeKalb County
21 mi · 761,209 people
$1,820
same rate
Rockdale County
21 mi · 93,641 people
$1,820
same rate
Coweta County
26 mi · 147,449 people
$1,820
same rate
Douglas County
26 mi · 144,735 people
$1,820
same rate
Questions people ask
$1,820 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,585 for a studio, $1,660 for one bedroom, $2,182 for three and $2,605 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 Clayton actually go for?
HUD's number is one input. Search any address in Clayton for a rent estimate built from nearby comps. 3 free searches, no card.
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