HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Elbert County, Georgia (FY 2026)
A two-bedroom in Elbert County carries a FY 2026 Fair Market Rent of $1,074 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Elbert keys off that figure.
2 bedroom FMR
$1,074
FY 2026, utilities included
Payment standard range
$967 to $1,181
90% to 110% of FMR
Income to afford 2BR
$42,960
per year, at 30% of income
Rank in Georgia
80th of 159
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Elbert moves to $1,013. That's down 6%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Elbert actually rent for?
Search any address in Elbert 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 | $831 | $748 to $914 | $33,240 | $15.98/hr | +17.2% |
| 1 bedroom | $836 | $752 to $920 | $33,440 | $16.08/hr | +17.3% |
| 2 bedroom | $1,074 | $967 to $1,181 | $42,960 | $20.65/hr | +14.7% |
| 3 bedroom | $1,288 | $1,159 to $1,417 | $51,520 | $24.77/hr | +10.3% |
| 4 bedroom | $1,422 | $1,280 to $1,564 | $56,880 | $27.35/hr | +14.6% |
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 | $1,635 | $1,472 to $1,799 |
| 6 bedroom Estimate | $1,849 | $1,664 to $2,034 |
| 7 bedroom Estimate | $2,062 | $1,856 to $2,268 |
| 8 bedroom Estimate | $2,275 | $2,048 to $2,503 |
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 Elbert, that runs from $831 for a studio up to $1,422 for four bedrooms, all five rates in the table above.
Because Elbert sits outside any HUD metro area, its rate is a county-wide figure built from local rents. One number covers every address in the county, Bowman included.
Among Georgia's 159 counties, Elbert ranks 80th for two-bedroom FMR. That's within a couple percent of the state median of $1,074 and about 6% above the national median county at $1,018. About 19,570 people live here, 92nd in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,050 in 30634 (Dewy Rose) and $1,110 in 30624 (Bowman), with the 3 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 Elbert somewhere between $967 and $1,181. 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.
$1,074 a month is affordable, by HUD's 30% rule, on an income of roughly $42,960 a year. Put another way, $21 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% ($967) | HAP at 100% ($1,074) | HAP at 110% ($1,181) |
|---|---|---|---|---|
| $2,500 | $750 | $217 | $324 | $431 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 15% from FY 2025 ($936) to FY 2026 ($1,074). Since FY 2020 it's up 65% in total, about 8.7% a year. The Georgia median moved up 9% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $530 | $533 | $651 | $867 | $1,042 | — |
| FY 2021 | $488 | $492 | $648 | $856 | $1,009 | -0.5% |
| FY 2022 | $535 | $538 | $708 | $875 | $988 | +9.3% |
| FY 2023 | $594 | $598 | $787 | $973 | $1,057 | +11.2% |
| FY 2024 | $684 | $689 | $905 | $1,106 | $1,205 | +15.0% |
| FY 2025 | $709 | $713 | $936 | $1,168 | $1,241 | +3.4% |
| FY 2026 | $831 | $836 | $1,074 | $1,288 | $1,422 | +14.7% |
| FY 2027 | $823 | $828 | $1,013 | $1,311 | $1,597 | -5.7% |
Nearby counties
Questions people ask
$1,074 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $831 for a studio, $836 for one bedroom, $1,288 for three and $1,422 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 Elbert actually go for?
HUD's number is one input. Search any address in Elbert for a rent estimate built from nearby comps. 3 free searches, no card.
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