How much will Section 8 pay for rent in McIntosh County?

Up to the housing authority's payment standard, which it sets between 90% and 110% of FMR. For a two-bedroom that's $1,164 to $1,422. The voucher covers the gap between that standard and about 30% of the tenant's income, and it never pays more than the unit would rent for without a voucher.

Does McIntosh County have its own Fair Market Rent?

No. It uses the Brunswick-St. Simons metro rate, shared with 2 other counties. HUD sets one FMR for the whole metro area, so McIntosh gets the same $1,293 two-bedroom figure as Glynn County.

Why does my ZIP code show a different Fair Market Rent than McIntosh County?

HUD publishes a second set of numbers, Small Area FMRs, for individual ZIP codes. In McIntosh those run from $1,140 to $1,170 for a two-bedroom. Housing authorities in metros HUD has designated for Small Area FMRs use the ZIP rate. The rest use the county rate. Your PHA can tell you which one applies.

When do the next Fair Market Rents for McIntosh County come out?

HUD usually publishes the new fiscal year's rates in late August or September, and they take effect October 1. This page updates as soon as the new Georgia figures are loaded.

What is the FY 2027 Fair Market Rent for McIntosh County?

$1,378 for a two-bedroom, effective October 1, 2026. Studio $991, one bedroom $1,114, three $1,642, four $1,938.

HUD Fair Market Rent · FY 2026 · Effective Oct 1, 2025 to Sep 30, 2026

Fair Market Rent in McIntosh County, Georgia (FY 2026)

HUD's FY 2026 Fair Market Rent for a two-bedroom in McIntosh County is $1,293 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.

Two-bedroom FMR

$1,293

+2.3% from FY 2025

Payment standard

$1,164–$1,422

90% to 110% of the FMR, two-bedroom

Income to afford

$51,720

a year, with rent at 30% of income

Rank in Georgia

45th of 159

by two-bedroom FMR, highest first

FY 2027

HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in McIntosh moves to $1,378. That's up 7%. 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	$1,035	$932–$1,139	$41,400	$19.90/hr	+4.8%
1 bedroom	$1,105	$995–$1,216	$44,200	$21.25/hr	+2.7%
2 bedroom	$1,293	$1,164–$1,422	$51,720	$24.87/hr	+2.3%
3 bedroom	$1,550	$1,395–$1,705	$62,000	$29.81/hr	-1.4%
4 bedroom	$1,906	$1,715–$2,097	$76,240	$36.65/hr	-1.9%

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	$2,192	$1,973–$2,411
6 bedroom Estimate	$2,478	$2,230–$2,726
7 bedroom Estimate	$2,764	$2,488–$3,040
8 bedroom Estimate	$3,050	$2,745–$3,355

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 McIntosh actually rent for?

Search any address in McIntosh 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 McIntosh somewhere between $1,164 and $1,422. 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.

$1,293 a month is affordable, by HUD's 30% rule, on an income of roughly $51,720 a year. Put another way, $25 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%$1,164	Voucher pays at 100%$1,293	Voucher pays at 110%$1,422
$2,500	$750	$414	$543	$672
$4,000	$1,200	$0	$93	$222

Run your own numbers in the Section 8 rent calculator

Rate history

The two-bedroom rate went up 2% from FY 2025 ($1,264) to FY 2026 ($1,293). Since FY 2020 it's up 65% in total, about 8.6% 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	$653	$657	$786	$1,094	$1,159	—
FY 2021	$680	$684	$830	$1,160	$1,272	+5.6%
FY 2022	$728	$732	$894	$1,230	$1,426	+7.7%
FY 2023	$810	$815	$998	$1,348	$1,633	+11.6%
FY 2024	$957	$963	$1,137	$1,464	$1,820	+13.9%
FY 2025	$988	$1,076	$1,264	$1,572	$1,943	+11.2%
FY 2026In effect	$1,035	$1,105	$1,293	$1,550	$1,906	+2.3%
FY 2027From Oct 1, 2026	$991	$1,114	$1,378	$1,642	$1,938	+6.6%

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 McIntosh, that runs from $1,035 for a studio up to $1,906 for four bedrooms, all five rates in the table above.

This is a metro rate. The county doesn't get one of its own. HUD lumps McIntosh in with 2 other counties in the Brunswick-St. Simons metro, Glynn County, Brantley County among them, and every one of them gets $1,293 for a two-bedroom. Where you are inside the metro doesn't change the county number. It does change the ZIP number, covered below.

Among Georgia's 159 counties, McIntosh ranks 45th for two-bedroom FMR. That's about 20% above the state median of $1,074 and about 27% above the national median county at $1,018. About 11,183 people live here, 119th in the state.

Rates by ZIP code

Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,140 in 31305 (Darien) and $1,170 in 31331 (Townsend), 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.

ZIP	City	2BR rate	vs county
31304	Crescent	$1,293County rate	—
31305	Darien	$1,140	-11.8%
31319	Meridian	$1,293County rate	—
31327	Sapelo Island	$1,140	-11.8%
31331	Townsend	$1,170	-9.5%

Counties sharing the Brunswick-St. Simons metro rate

HUD sets one rate for the whole metro, so every county here carries the same $1,293 two-bedroom figure as McIntosh.

Glynn County

84,566 people

$1,293

Brantley County

18,105 people

$1,293

Nearby counties

Two-bedroom FMR, with how each compares to McIntosh.

Glynn County

19 mi · 84,566 people

$1,293

same rate

Liberty County

26 mi · 65,550 people

$1,406

+9%

Long County

30 mi · 16,804 people

$1,133

-12%

Wayne County

33 mi · 30,277 people

$1,021

-21%

Brantley County

39 mi · 18,105 people

$1,293

same rate

Bryan County

42 mi · 44,995 people

$1,680

+30%

Chatham County

42 mi · 296,266 people

$1,680

+30%

Camden County

43 mi · 55,105 people

$1,225

-5%

Questions people ask

$1,293 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,035 for a studio, $1,105 for one bedroom, $1,550 for three and $1,906 for four.

Tools for this county

All Georgia counties All states

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

Fair Market Rent in McIntosh County, Georgia (FY 2026)

FY 2026 Fair Market Rents

HUD's number is one input. What does a two-bedroom in McIntosh actually rent for?

What a voucher pays here

Rate history

About this rate

Rates by ZIP code

Counties sharing the Brunswick-St. Simons metro rate

Nearby counties

Questions people ask

Tools for this county

What does a rental in McIntosh actually go for?