HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Gilmer County, Georgia (FY 2026)
A two-bedroom in Gilmer County carries a FY 2026 Fair Market Rent of $1,036 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Gilmer keys off that figure.
2 bedroom FMR
$1,036
FY 2026, utilities included
Payment standard range
$932 to $1,140
90% to 110% of FMR
Income to afford 2BR
$41,440
per year, at 30% of income
Rank in Georgia
85th of 159
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Gilmer moves to $1,047. 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 Gilmer actually rent for?
Search any address in Gilmer 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 | $714 | $643 to $785 | $28,560 | $13.73/hr | +8.5% |
| 1 bedroom | $830 | $747 to $913 | $33,200 | $15.96/hr | +13.5% |
| 2 bedroom | $1,036 | $932 to $1,140 | $41,440 | $19.92/hr | +8.0% |
| 3 bedroom | $1,357 | $1,221 to $1,493 | $54,280 | $26.10/hr | +9.3% |
| 4 bedroom | $1,738 | $1,564 to $1,912 | $69,520 | $33.42/hr | +8.0% |
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 | $1,999 | $1,799 to $2,199 |
| 6 bedroom Estimate | $2,259 | $2,033 to $2,485 |
| 7 bedroom Estimate | $2,520 | $2,268 to $2,772 |
| 8 bedroom Estimate | $2,781 | $2,503 to $3,059 |
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 Gilmer, that runs from $714 for a studio up to $1,738 for four bedrooms, all five rates in the table above.
Because Gilmer 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, Ellijay included.
Among Georgia's 159 counties, Gilmer ranks 85th for two-bedroom FMR. That's about 4% below the state median of $1,074 and within a couple percent of the national median county at $1,018. About 31,519 people live here, 58th 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 30540 (Ellijay) and $1,140 in 30536 (Ellijay), with the 4 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 Gilmer somewhere between $932 and $1,140. 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.
$1,036 a month is affordable, by HUD's 30% rule, on an income of roughly $41,440 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% ($932) | HAP at 100% ($1,036) | HAP at 110% ($1,140) |
|---|---|---|---|---|
| $2,500 | $750 | $182 | $286 | $390 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 8% from FY 2025 ($959) to FY 2026 ($1,036). Since FY 2020 it's up 39% in total, about 5.6% 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 | $578 | $581 | $745 | $928 | $1,209 | — |
| FY 2021 | $561 | $565 | $744 | $925 | $1,288 | -0.1% |
| FY 2022 | $595 | $599 | $788 | $998 | $1,349 | +5.9% |
| FY 2023 | $575 | $653 | $860 | $1,130 | $1,465 | +9.1% |
| FY 2024 | $634 | $712 | $936 | $1,238 | $1,588 | +8.8% |
| FY 2025 | $658 | $731 | $959 | $1,242 | $1,610 | +2.5% |
| FY 2026 | $714 | $830 | $1,036 | $1,357 | $1,738 | +8.0% |
| FY 2027 | $840 | $845 | $1,047 | $1,363 | $1,750 | +1.1% |
Nearby counties
Questions people ask
$1,036 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $714 for a studio, $830 for one bedroom, $1,357 for three and $1,738 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 Gilmer actually go for?
HUD's number is one input. Search any address in Gilmer for a rent estimate built from nearby comps. 3 free searches, no card.
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