HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Franklin County, Georgia (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Franklin County is $1,017 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,017
FY 2026, utilities included
Payment standard range
$915 to $1,119
90% to 110% of FMR
Income to afford 2BR
$40,680
per year, at 30% of income
Rank in Georgia
91st of 159
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Franklin moves to $1,032. That's up 1%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Franklin actually rent for?
Search any address in Franklin 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 | $770 | $693 to $847 | $30,800 | $14.81/hr | +12.1% |
| 1 bedroom | $775 | $698 to $853 | $31,000 | $14.90/hr | +12.2% |
| 2 bedroom | $1,017 | $915 to $1,119 | $40,680 | $19.56/hr | +12.1% |
| 3 bedroom | $1,219 | $1,097 to $1,341 | $48,760 | $23.44/hr | +11.5% |
| 4 bedroom | $1,458 | $1,312 to $1,604 | $58,320 | $28.04/hr | +11.9% |
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 | $1,677 | $1,509 to $1,845 |
| 6 bedroom Estimate | $1,895 | $1,706 to $2,085 |
| 7 bedroom Estimate | $2,114 | $1,903 to $2,325 |
| 8 bedroom Estimate | $2,333 | $2,100 to $2,566 |
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 Franklin, that runs from $770 for a studio up to $1,458 for four bedrooms, all five rates in the table above.
Because Franklin 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, Canon included.
Among Georgia's 159 counties, Franklin ranks 91st for two-bedroom FMR. That's about 5% below the state median of $1,074 and within a couple percent of the national median county at $1,018. About 23,480 people live here, 80th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $970 in 30553 (Lavonia) and $1,110 in 30662 (Royston), with the 5 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 Franklin somewhere between $915 and $1,119. 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.
$1,017 a month is affordable, by HUD's 30% rule, on an income of roughly $40,680 a year. Put another way, $20 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% ($915) | HAP at 100% ($1,017) | HAP at 110% ($1,119) |
|---|---|---|---|---|
| $2,500 | $750 | $165 | $267 | $369 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 12% from FY 2025 ($907) to FY 2026 ($1,017). Since FY 2020 it's up 56% in total, about 7.7% 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 | $424 | $572 | $651 | $924 | $998 | — |
| FY 2021 | $428 | $563 | $648 | $925 | $987 | -0.5% |
| FY 2022 | $532 | $535 | $704 | $974 | $1,052 | +8.6% |
| FY 2023 | $583 | $586 | $772 | $1,030 | $1,123 | +9.7% |
| FY 2024 | $669 | $674 | $885 | $1,140 | $1,270 | +14.6% |
| FY 2025 | $687 | $691 | $907 | $1,093 | $1,303 | +2.5% |
| FY 2026 | $770 | $775 | $1,017 | $1,219 | $1,458 | +12.1% |
| FY 2027 | $784 | $789 | $1,032 | $1,230 | $1,490 | +1.5% |
Nearby counties
Questions people ask
$1,017 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $770 for a studio, $775 for one bedroom, $1,219 for three and $1,458 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 Franklin actually go for?
HUD's number is one input. Search any address in Franklin for a rent estimate built from nearby comps. 3 free searches, no card.
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