HUD Fair Market Rent · FY 2026 · Effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Effingham County, Georgia (FY 2026)
$1,680 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Effingham County, and it's the baseline every voucher in Effingham is measured against.
Two-bedroom FMR
$1,680
+6.1% from FY 2025
Payment standard
$1,512–$1,848
90% to 110% of the FMR, two-bedroom
Income to afford
$67,200
a year, with rent at 30% of income
Rank in Georgia
27th of 159
by two-bedroom FMR, highest first
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Effingham moves to $1,679. 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 | $1,455 | $1,310–$1,601 | $58,200 | $27.98/hr | +9.9% |
| 1 bedroom | $1,533 | $1,380–$1,686 | $61,320 | $29.48/hr | +7.1% |
| 2 bedroom | $1,680 | $1,512–$1,848 | $67,200 | $32.31/hr | +6.1% |
| 3 bedroom | $2,235 | $2,012–$2,459 | $89,400 | $42.98/hr | +4.9% |
| 4 bedroom | $2,547 | $2,292–$2,802 | $101,880 | $48.98/hr | +3.6% |
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 | $2,929 | $2,636–$3,222 |
| 6 bedroom Estimate | $3,311 | $2,980–$3,642 |
| 7 bedroom Estimate | $3,693 | $3,324–$4,062 |
| 8 bedroom Estimate | $4,075 | $3,668–$4,483 |
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 Effingham 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 Effingham somewhere between $1,512 and $1,848. 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.
$1,680 a month is affordable, by HUD's 30% rule, on an income of roughly $67,200 a year. Put another way, $32 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%$1,512 | Voucher pays at 100%$1,680 | Voucher pays at 110%$1,848 |
|---|---|---|---|---|
| $2,500 | $750 | $762 | $930 | $1,098 |
| $4,000 | $1,200 | $312 | $480 | $648 |
Rate history
The two-bedroom rate went up 6% from FY 2025 ($1,584) to FY 2026 ($1,680). Since FY 2020 it's up 66% in total, about 8.9% 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 | $838 | $887 | $1,010 | $1,385 | $1,589 | — |
| FY 2021 | $877 | $921 | $1,050 | $1,442 | $1,671 | +4.0% |
| FY 2022 | $880 | $937 | $1,067 | $1,466 | $1,713 | +1.6% |
| FY 2023 | $1,031 | $1,112 | $1,256 | $1,715 | $2,008 | +17.7% |
| FY 2024 | $1,191 | $1,287 | $1,445 | $1,967 | $2,306 | +15.0% |
| FY 2025 | $1,324 | $1,431 | $1,584 | $2,131 | $2,459 | +9.6% |
| FY 2026In effect | $1,455 | $1,533 | $1,680 | $2,235 | $2,547 | +6.1% |
| FY 2027From Oct 1, 2026 | $1,481 | $1,542 | $1,679 | $2,185 | $2,484 | -0.1% |
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 Effingham, that runs from $1,455 for a studio up to $2,547 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 Effingham in with 2 other counties in the Savannah metro, Chatham County, Bryan County among them, and every one of them gets $1,680 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, Effingham ranks 27th for two-bedroom FMR. That's about 56% above the state median of $1,074 and about 65% above the national median county at $1,018. About 65,314 people live here, 39th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,430 in 31303 (Clyo) and $1,720 in 31312 (Guyton), with the 6 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.
Counties sharing the Savannah metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,680 two-bedroom figure as Effingham.
Nearby counties
Two-bedroom FMR, with how each compares to Effingham.
Bryan County
18 mi · 44,995 people
$1,680
same rate
Chatham County
23 mi · 296,266 people
$1,680
same rate
Bulloch County
27 mi · 79,829 people
$1,178
-30%
Screven County
28 mi · 14,026 people
$973
-42%
Evans County
35 mi · 10,759 people
$973
-42%
Liberty County
35 mi · 65,550 people
$1,406
-16%
Candler County
39 mi · 10,946 people
$973
-42%
Long County
44 mi · 16,804 people
$1,133
-33%
Questions people ask
$1,680 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,455 for a studio, $1,533 for one bedroom, $2,235 for three and $2,547 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 Effingham actually go for?
HUD's number is one input. Search any address in Effingham for a rent estimate built from nearby comps. 3 free searches, no card.
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