HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Schley County, Georgia (FY 2026)
A two-bedroom in Schley County carries a FY 2026 Fair Market Rent of $973 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Schley keys off that figure.
2 bedroom FMR
$973
FY 2026, utilities included
Payment standard range
$876 to $1,070
90% to 110% of FMR
Income to afford 2BR
$38,920
per year, at 30% of income
Rank in Georgia
139th of 159
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Schley moves to $1,002. That's up 3%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Schley actually rent for?
Search any address in Schley 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 | $765 | $689 to $842 | $30,600 | $14.71/hr | +7.7% |
| 1 bedroom | $770 | $693 to $847 | $30,800 | $14.81/hr | +7.7% |
| 2 bedroom | $973 | $876 to $1,070 | $38,920 | $18.71/hr | +7.5% |
| 3 bedroom | $1,342 | $1,208 to $1,476 | $53,680 | $25.81/hr | +5.8% |
| 4 bedroom | $1,395 | $1,256 to $1,535 | $55,800 | $26.83/hr | +7.3% |
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 | $1,604 | $1,444 to $1,764 |
| 6 bedroom Estimate | $1,814 | $1,633 to $1,995 |
| 7 bedroom Estimate | $2,023 | $1,821 to $2,225 |
| 8 bedroom Estimate | $2,232 | $2,009 to $2,455 |
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 Schley, that runs from $765 for a studio up to $1,395 for four bedrooms, all five rates in the table above.
Because Schley 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, Ellaville included.
Among Georgia's 159 counties, Schley ranks 139th for two-bedroom FMR. That's about 9% below the state median of $1,074 and about 4% below the national median county at $1,018. About 4,565 people live here, 152nd in the state.
Rates by ZIP code
HUD also publishes Small Area FMRs by ZIP code. For the one ZIP code it covers in Schley, the two-bedroom rate is $980 across the board, so there's no ZIP-level story here.
| ZIP | City | 2BR rate | vs county |
|---|---|---|---|
| 31806 | Ellaville | $980 | +0.7% |
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 Schley somewhere between $876 and $1,070. 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.
$973 a month is affordable, by HUD's 30% rule, on an income of roughly $38,920 a year. Put another way, $19 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% ($876) | HAP at 100% ($973) | HAP at 110% ($1,070) |
|---|---|---|---|---|
| $2,500 | $750 | $126 | $223 | $320 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 8% from FY 2025 ($905) to FY 2026 ($973). Since FY 2020 it's up 49% in total, about 6.9% 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 | $491 | $494 | $651 | $939 | $998 | — |
| FY 2021 | $488 | $492 | $648 | $927 | $975 | -0.5% |
| FY 2022 | $532 | $535 | $704 | $980 | $1,036 | +8.6% |
| FY 2023 | $602 | $606 | $772 | $1,087 | $1,123 | +9.7% |
| FY 2024 | $693 | $697 | $885 | $1,241 | $1,270 | +14.6% |
| FY 2025 | $710 | $715 | $905 | $1,268 | $1,300 | +2.3% |
| FY 2026 | $765 | $770 | $973 | $1,342 | $1,395 | +7.5% |
| FY 2027 | $798 | $803 | $1,002 | $1,348 | $1,446 | +3.0% |
Nearby counties
Questions people ask
$973 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $765 for a studio, $770 for one bedroom, $1,342 for three and $1,395 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 Schley actually go for?
HUD's number is one input. Search any address in Schley for a rent estimate built from nearby comps. 3 free searches, no card.
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