HUD Fair Market Rent · FY 2026 · Effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Long County, Georgia (FY 2026)
A two-bedroom in Long County carries a FY 2026 Fair Market Rent of $1,133 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Long keys off that figure.
Two-bedroom FMR
$1,133
+9.7% from FY 2025
Payment standard
$1,020–$1,246
90% to 110% of the FMR, two-bedroom
Income to afford
$45,320
a year, with rent at 30% of income
Rank in Georgia
64th of 159
by two-bedroom FMR, highest first
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Long moves to $1,163. That's up 3%. The full FY 2027 table is in the history section below.
FY 2026 Fair Market Rents
Payment standard is the 90% to 110% band a housing authority can set. Income needed puts rent at 30% of gross income, and the hourly wage assumes a 40-hour week.
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $987 | $888–$1,086 | $39,480 | $18.98/hr | +9.9% |
| 1 bedroom | $1,034 | $931–$1,137 | $41,360 | $19.88/hr | +10.8% |
| 2 bedroom | $1,133 | $1,020–$1,246 | $45,320 | $21.79/hr | +9.7% |
| 3 bedroom | $1,409 | $1,268–$1,550 | $56,360 | $27.10/hr | +7.7% |
| 4 bedroom | $1,901 | $1,711–$2,091 | $76,040 | $36.56/hr | +9.6% |
Five to eight 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 | $2,186 | $1,967–$2,405 |
| 6 bedroom Estimate | $2,471 | $2,224–$2,718 |
| 7 bedroom Estimate | $2,756 | $2,480–$3,032 |
| 8 bedroom Estimate | $3,042 | $2,738–$3,346 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
Market check
HUD's number is one input. What does a two-bedroom in Long actually rent for?
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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 Long somewhere between $1,020 and $1,246. 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.
$1,133 a month is affordable, by HUD's 30% rule, on an income of roughly $45,320 a year. Put another way, $22 an hour full time.
Worked example for a two-bedroom renting at the payment standard. The tenant pays 30% of monthly income and the voucher covers the rest.
| Monthly household income | Tenant pays (30%) | Voucher pays at 90%$1,020 | Voucher pays at 100%$1,133 | Voucher pays at 110%$1,246 |
|---|---|---|---|---|
| $2,500 | $750 | $270 | $383 | $496 |
| $4,000 | $1,200 | $0 | $0 | $46 |
Rate history
The two-bedroom rate went up 10% from FY 2025 ($1,033) to FY 2026 ($1,133). Since FY 2020 it's up 66% in total, about 8.8% a year. The Georgia median moved up 9% over the same year.
| Fiscal year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $539 | $543 | $682 | $984 | $1,051 | — |
| FY 2021 | $582 | $586 | $706 | $1,010 | $1,118 | +3.5% |
| FY 2022 | $618 | $622 | $750 | $1,065 | $1,276 | +6.2% |
| FY 2023 | $705 | $721 | $814 | $1,150 | $1,387 | +8.5% |
| FY 2024 | $788 | $810 | $909 | $1,237 | $1,543 | +11.7% |
| FY 2025 | $898 | $933 | $1,033 | $1,308 | $1,735 | +13.6% |
| FY 2026In effect | $987 | $1,034 | $1,133 | $1,409 | $1,901 | +9.7% |
| FY 2027From Oct 1, 2026 | $1,026 | $1,067 | $1,163 | $1,395 | $1,923 | +2.6% |
About this rate
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 Long, that runs from $987 for a studio up to $1,901 for four bedrooms, all five rates in the table above.
Long is its own HUD metro area (Long County, GA), so the rate here is set from rents inside the county rather than a wider region.
Among Georgia's 159 counties, Long ranks 64th for two-bedroom FMR. That's about 5% above the state median of $1,074 and about 11% above the national median county at $1,018. About 16,804 people live here, 103rd in the state.
Rates by ZIP code
HUD also publishes Small Area FMRs by ZIP code. For the one ZIP code it covers in Long, the two-bedroom rate is $1,320 across the board, so there's no ZIP-level story here.
| ZIP | City | 2BR rate | vs county |
|---|---|---|---|
| 31316 | Ludowici | $1,320 | +16.5% |
Nearby counties
Two-bedroom FMR, with how each compares to Long.
Liberty County
13 mi · 65,550 people
$1,406
+24%
Wayne County
16 mi · 30,277 people
$1,021
-10%
Bryan County
26 mi · 44,995 people
$1,680
+48%
Evans County
28 mi · 10,759 people
$973
-14%
McIntosh County
30 mi · 11,183 people
$1,293
+14%
Tattnall County
31 mi · 24,309 people
$973
-14%
Pierce County
36 mi · 19,822 people
$1,042
-8%
Appling County
37 mi · 18,441 people
$973
-14%
Questions people ask
$1,133 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $987 for a studio, $1,034 for one bedroom, $1,409 for three and $1,901 for four.
Tools for this county
Fair Market Rent lookup
Any ZIP code's Small Area FMR by bedroom count
Section 8 rent calculator
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
The income a household needs for a given rent
What does a rental in Long actually go for?
HUD's number is one input. Search any address in Long for a rent estimate built from nearby comps. 3 free searches, no card.
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