HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Talbot County, Georgia (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Talbot County is $973 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
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
143rd of 159
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Talbot 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 Talbot actually rent for?
Search any address in Talbot 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 | $803 | $723 to $883 | $32,120 | $15.44/hr | +11.1% |
| 1 bedroom | $843 | $759 to $927 | $33,720 | $16.21/hr | +9.9% |
| 2 bedroom | $973 | $876 to $1,070 | $38,920 | $18.71/hr | +7.5% |
| 3 bedroom | $1,353 | $1,218 to $1,488 | $54,120 | $26.02/hr | +6.7% |
| 4 bedroom | $1,521 | $1,369 to $1,673 | $60,840 | $29.25/hr | +4.8% |
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 | $1,749 | $1,574 to $1,924 |
| 6 bedroom Estimate | $1,977 | $1,779 to $2,175 |
| 7 bedroom Estimate | $2,205 | $1,985 to $2,426 |
| 8 bedroom Estimate | $2,434 | $2,191 to $2,677 |
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 Talbot, that runs from $803 for a studio up to $1,521 for four bedrooms, all five rates in the table above.
Talbot is its own HUD metro area (Talbot County, GA), so the rate here is set from rents inside the county rather than a wider region.
Among Georgia's 159 counties, Talbot ranks 143rd 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 5,793 people live here, 148th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $970 in 31810 (Geneva) and $1,020 in 31836 (Woodland), with the 5 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 Talbot 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 48% in total, about 6.7% 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 | $519 | $522 | $658 | $856 | $1,009 | — |
| FY 2021 | $512 | $515 | $655 | $850 | $986 | -0.5% |
| FY 2022 | $558 | $617 | $704 | $947 | $1,205 | +7.5% |
| FY 2023 | $621 | $669 | $772 | $1,015 | $1,315 | +9.7% |
| FY 2024 | $712 | $757 | $885 | $1,148 | $1,492 | +14.6% |
| FY 2025 | $723 | $767 | $905 | $1,268 | $1,451 | +2.3% |
| FY 2026 | $803 | $843 | $973 | $1,353 | $1,521 | +7.5% |
| FY 2027 | $851 | $875 | $1,002 | $1,387 | $1,549 | +3.0% |
Nearby counties
Taylor County
$97317 mi · pop 7,799
Harris County
$1,08818 mi · pop 34,914
Muscogee County
$1,08824 mi · pop 204,572
Chattahoochee County
$1,08827 mi · pop 9,402
Marion County
$1,08827 mi · pop 7,508
Upson County
$97327 mi · pop 27,638
Meriwether County
$1,00128 mi · pop 20,679
Crawford County
$1,30731 mi · pop 12,156
Questions people ask
$973 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $803 for a studio, $843 for one bedroom, $1,353 for three and $1,521 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 Talbot actually go for?
HUD's number is one input. Search any address in Talbot for a rent estimate built from nearby comps. 3 free searches, no card.
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