HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Habersham County, Georgia (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Habersham County is $1,018 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,018
FY 2026, utilities included
Payment standard range
$916 to $1,120
90% to 110% of FMR
Income to afford 2BR
$40,720
per year, at 30% of income
Rank in Georgia
89th of 159
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Habersham moves to $1,007. That's down 1%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Habersham actually rent for?
Search any address in Habersham 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 | $850 | $765 to $935 | $34,000 | $16.35/hr | +9.1% |
| 1 bedroom | $855 | $770 to $941 | $34,200 | $16.44/hr | +9.2% |
| 2 bedroom | $1,018 | $916 to $1,120 | $40,720 | $19.58/hr | +10.8% |
| 3 bedroom | $1,357 | $1,221 to $1,493 | $54,280 | $26.10/hr | +5.4% |
| 4 bedroom | $1,363 | $1,227 to $1,499 | $54,520 | $26.21/hr | +2.8% |
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 | $1,567 | $1,410 to $1,724 |
| 6 bedroom Estimate | $1,772 | $1,595 to $1,949 |
| 7 bedroom Estimate | $1,976 | $1,778 to $2,174 |
| 8 bedroom Estimate | $2,181 | $1,963 to $2,399 |
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 Habersham, that runs from $850 for a studio up to $1,363 for four bedrooms, all five rates in the table above.
Because Habersham 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, Alto included.
Among Georgia's 159 counties, Habersham ranks 89th 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 46,326 people live here, 43rd 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 30563 (Mount Airy) and $1,360 in 30510 (Alto), 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.
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 Habersham somewhere between $916 and $1,120. 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.
$1,018 a month is affordable, by HUD's 30% rule, on an income of roughly $40,720 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% ($916) | HAP at 100% ($1,018) | HAP at 110% ($1,120) |
|---|---|---|---|---|
| $2,500 | $750 | $166 | $268 | $370 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 11% from FY 2025 ($919) to FY 2026 ($1,018). Since FY 2020 it's up 45% in total, about 6.4% 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 | $479 | $536 | $703 | $949 | $952 | — |
| FY 2021 | $452 | $529 | $685 | $925 | $929 | -2.6% |
| FY 2022 | $492 | $599 | $741 | $1,001 | $1,005 | +8.2% |
| FY 2023 | $516 | $652 | $772 | $1,049 | $1,053 | +4.2% |
| FY 2024 | $634 | $787 | $936 | $1,305 | $1,310 | +21.2% |
| FY 2025 | $779 | $783 | $919 | $1,288 | $1,326 | -1.8% |
| FY 2026 | $850 | $855 | $1,018 | $1,357 | $1,363 | +10.8% |
| FY 2027 | $829 | $865 | $1,007 | $1,318 | $1,323 | -1.1% |
Nearby counties
Questions people ask
$1,018 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $850 for a studio, $855 for one bedroom, $1,357 for three and $1,363 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 Habersham actually go for?
HUD's number is one input. Search any address in Habersham for a rent estimate built from nearby comps. 3 free searches, no card.
Free tier. No credit card.