HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Oconee County, Georgia (FY 2026)
A two-bedroom in Oconee County carries a FY 2026 Fair Market Rent of $1,331 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Oconee keys off that figure.
2 bedroom FMR
$1,331
FY 2026, utilities included
Payment standard range
$1,198 to $1,464
90% to 110% of FMR
Income to afford 2BR
$53,240
per year, at 30% of income
Rank in Georgia
37th of 159
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Oconee moves to $1,285. That's down 3%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Oconee actually rent for?
Search any address in Oconee 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 | $1,159 | $1,043 to $1,275 | $46,360 | $22.29/hr | +8.8% |
| 1 bedroom | $1,183 | $1,065 to $1,301 | $47,320 | $22.75/hr | +7.0% |
| 2 bedroom | $1,331 | $1,198 to $1,464 | $53,240 | $25.60/hr | +8.7% |
| 3 bedroom | $1,734 | $1,561 to $1,907 | $69,360 | $33.35/hr | +6.6% |
| 4 bedroom | $1,831 | $1,648 to $2,014 | $73,240 | $35.21/hr | +6.1% |
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 | $2,106 | $1,895 to $2,317 |
| 6 bedroom Estimate | $2,380 | $2,142 to $2,618 |
| 7 bedroom Estimate | $2,655 | $2,390 to $2,921 |
| 8 bedroom Estimate | $2,930 | $2,637 to $3,223 |
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 Oconee, that runs from $1,159 for a studio up to $1,831 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 Oconee in with 3 other counties in the Athens-Clarke County metro, Clarke County, Madison County, Oglethorpe County among them, and every one of them gets $1,331 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, Oconee ranks 37th for two-bedroom FMR. That's about 24% above the state median of $1,074 and about 31% above the national median county at $1,018. About 41,978 people live here, 50th in the state.
Counties sharing the Athens-Clarke County metro rate
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,370 in 30621 (Bishop) and $1,960 in 30622 (Bogart), with the 4 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 Oconee somewhere between $1,198 and $1,464. 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.
$1,331 a month is affordable, by HUD's 30% rule, on an income of roughly $53,240 a year. Put another way, $26 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% ($1,198) | HAP at 100% ($1,331) | HAP at 110% ($1,464) |
|---|---|---|---|---|
| $2,500 | $750 | $448 | $581 | $714 |
| $4,000 | $1,200 | $0 | $131 | $264 |
Rate history
The two-bedroom rate went up 9% from FY 2025 ($1,225) to FY 2026 ($1,331). Since FY 2020 it's up 57% in total, about 7.8% 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 | $690 | $723 | $848 | $1,150 | $1,362 | — |
| FY 2021 | $663 | $699 | $815 | $1,104 | $1,281 | -3.9% |
| FY 2022 | $737 | $782 | $899 | $1,204 | $1,409 | +10.3% |
| FY 2023 | $825 | $877 | $995 | $1,335 | $1,517 | +10.7% |
| FY 2024 | $1,014 | $1,041 | $1,169 | $1,577 | $1,717 | +17.5% |
| FY 2025 | $1,065 | $1,106 | $1,225 | $1,627 | $1,725 | +4.8% |
| FY 2026 | $1,159 | $1,183 | $1,331 | $1,734 | $1,831 | +8.7% |
| FY 2027 | $1,097 | $1,103 | $1,285 | $1,610 | $1,689 | -3.5% |
Nearby counties
Clarke County
$1,3319 mi · pop 128,864
Morgan County
$1,44213 mi · pop 20,171
Walton County
$1,82015 mi · pop 97,752
Oglethorpe County
$1,33117 mi · pop 14,974
Barrow County
$1,82018 mi · pop 84,399
Madison County
$1,33122 mi · pop 30,378
Jackson County
$1,15323 mi · pop 77,033
Greene County
$97328 mi · pop 19,020
Questions people ask
$1,331 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,159 for a studio, $1,183 for one bedroom, $1,734 for three and $1,831 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 Oconee actually go for?
HUD's number is one input. Search any address in Oconee for a rent estimate built from nearby comps. 3 free searches, no card.
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