HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Lumpkin County, Georgia (FY 2027)
$1,148 a month. That's HUD's FY 2027 Fair Market Rent for a two-bedroom in Lumpkin County, and it's the baseline every voucher in Lumpkin is measured against.
Two-bedroom FMR
$1,148
-7.8% from FY 2026
Payment standard
$1,033–$1,263
90% to 110% of the FMR, two-bedroom
Income to afford
$45,920
a year, with rent at 30% of income
Rank in Georgia
68th of 159
by two-bedroom FMR, highest first
FY 2027 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 2026 |
|---|---|---|---|---|---|
| Studio | $1,012 | $911–$1,113 | $40,480 | $19.46/hr | -6.7% |
| 1 bedroom | $1,055 | $950–$1,161 | $42,200 | $20.29/hr | -7.1% |
| 2 bedroom | $1,148 | $1,033–$1,263 | $45,920 | $22.08/hr | -7.8% |
| 3 bedroom | $1,445 | $1,301–$1,590 | $57,800 | $27.79/hr | -8.4% |
| 4 bedroom | $1,919 | $1,727–$2,111 | $76,760 | $36.90/hr | -8.1% |
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 | $2,207 | $1,986–$2,428 |
| 6 bedroom Estimate | $2,495 | $2,246–$2,745 |
| 7 bedroom Estimate | $2,783 | $2,505–$3,061 |
| 8 bedroom Estimate | $3,070 | $2,763–$3,377 |
Source: HUD Office of Policy Development and Research, FY 2027 Fair Market Rents. Rents include utilities. huduser.gov
Market check
HUD's number is one input. What does a two-bedroom in Lumpkin actually rent for?
Search any address in Lumpkin for a rent estimate built from nearby comps, with the HUD figure right next to it.
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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 Lumpkin somewhere between $1,033 and $1,263. 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.
$1,148 a month is affordable, by HUD's 30% rule, on an income of roughly $45,920 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%$1,033 | Voucher pays at 100%$1,148 | Voucher pays at 110%$1,263 |
|---|---|---|---|---|
| $2,500 | $750 | $283 | $398 | $513 |
| $4,000 | $1,200 | $0 | $0 | $63 |
Rate history
The two-bedroom rate went down 8% from FY 2026 ($1,245) to FY 2027 ($1,148). Since FY 2020 it's up 36% in total, about 4.5% a year. The Georgia median moved down 1% over the same year.
| Fiscal year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $636 | $640 | $843 | $1,112 | $1,423 | — |
| FY 2021 | $636 | $640 | $844 | $1,113 | $1,405 | +0.1% |
| FY 2022 | $678 | $682 | $898 | $1,167 | $1,537 | +6.4% |
| FY 2023 | $768 | $773 | $985 | $1,236 | $1,678 | +9.7% |
| FY 2024 | $845 | $850 | $1,079 | $1,335 | $1,831 | +9.5% |
| FY 2025 | $951 | $988 | $1,094 | $1,337 | $1,837 | +1.4% |
| FY 2026 | $1,085 | $1,136 | $1,245 | $1,577 | $2,089 | +13.8% |
| FY 2027In effect | $1,012 | $1,055 | $1,148 | $1,445 | $1,919 | -7.8% |
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 2027 that's October 1, 2026 through September 30, 2027. In Lumpkin, that runs from $1,012 for a studio up to $1,919 for four bedrooms, all five rates in the table above.
Lumpkin is its own HUD metro area (Lumpkin County, GA), so the rate here is set from rents inside the county rather than a wider region.
Among Georgia's 159 counties, Lumpkin ranks 68th for two-bedroom FMR. That's about 9% above the state median of $1,058 and about 8% above the national median county at $1,063. About 34,505 people live here, 56th in the state.
Rates by ZIP code
HUD also publishes Small Area FMRs by ZIP code. For the 2 ZIP codes it covers in Lumpkin, the two-bedroom rate is $1,140 across the board, so there's no ZIP-level story here.
Nearby counties
Two-bedroom FMR, with how each compares to Lumpkin.
Dawson County
11 mi · 30,242 people
$1,762
+53%
Hall County
17 mi · 212,705 people
$1,543
+34%
White County
17 mi · 28,810 people
$1,194
+4%
Union County
21 mi · 26,304 people
$1,042
-9%
Forsyth County
22 mi · 267,287 people
$1,762
+53%
Pickens County
25 mi · 34,951 people
$1,762
+53%
Habersham County
26 mi · 47,793 people
$1,007
-12%
Gilmer County
28 mi · 32,426 people
$1,047
-9%
Questions people ask
$1,148 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,012 for a studio, $1,055 for one bedroom, $1,445 for three and $1,919 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 Lumpkin actually go for?
HUD's number is one input. Search any address in Lumpkin for a rent estimate built from nearby comps. Free to start, no card.
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