HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Irwin County, Georgia (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Irwin County is $1,089 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,089
FY 2026, utilities included
Payment standard range
$980 to $1,198
90% to 110% of FMR
Income to afford 2BR
$43,560
per year, at 30% of income
Rank in Georgia
73rd of 159
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Irwin moves to $1,080. 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 Irwin actually rent for?
Search any address in Irwin 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 | $857 | $771 to $943 | $34,280 | $16.48/hr | +20.7% |
| 1 bedroom | $862 | $776 to $948 | $34,480 | $16.58/hr | +20.6% |
| 2 bedroom | $1,089 | $980 to $1,198 | $43,560 | $20.94/hr | +20.3% |
| 3 bedroom | $1,306 | $1,175 to $1,437 | $52,240 | $25.12/hr | +19.8% |
| 4 bedroom | $1,561 | $1,405 to $1,717 | $62,440 | $30.02/hr | +20.1% |
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 | $1,795 | $1,616 to $1,975 |
| 6 bedroom Estimate | $2,029 | $1,826 to $2,232 |
| 7 bedroom Estimate | $2,263 | $2,037 to $2,489 |
| 8 bedroom Estimate | $2,498 | $2,248 to $2,748 |
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 Irwin, that runs from $857 for a studio up to $1,561 for four bedrooms, all five rates in the table above.
Because Irwin 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, Irwinville included.
Among Georgia's 159 counties, Irwin ranks 73rd for two-bedroom FMR. That's within a couple percent of the state median of $1,074 and about 7% above the national median county at $1,018. About 9,487 people live here, 127th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $990 in 31798 (Wray) and $1,090 in 31769 (Mystic), 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 Irwin somewhere between $980 and $1,198. 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.
$1,089 a month is affordable, by HUD's 30% rule, on an income of roughly $43,560 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% ($980) | HAP at 100% ($1,089) | HAP at 110% ($1,198) |
|---|---|---|---|---|
| $2,500 | $750 | $230 | $339 | $448 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 20% from FY 2025 ($905) to FY 2026 ($1,089). Since FY 2020 it's up 67% in total, about 9.0% 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 | $513 | $516 | $651 | $811 | $998 | — |
| FY 2021 | $507 | $510 | $648 | $806 | $975 | -0.5% |
| FY 2022 | $545 | $549 | $704 | $870 | $1,036 | +8.6% |
| FY 2023 | $602 | $606 | $772 | $940 | $1,123 | +9.7% |
| FY 2024 | $693 | $697 | $885 | $1,070 | $1,270 | +14.6% |
| FY 2025 | $710 | $715 | $905 | $1,090 | $1,300 | +2.3% |
| FY 2026 | $857 | $862 | $1,089 | $1,306 | $1,561 | +20.3% |
| FY 2027 | $860 | $865 | $1,080 | $1,287 | $1,559 | -0.8% |
Nearby counties
Questions people ask
$1,089 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $857 for a studio, $862 for one bedroom, $1,306 for three and $1,561 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 Irwin actually go for?
HUD's number is one input. Search any address in Irwin for a rent estimate built from nearby comps. 3 free searches, no card.
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