HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Thomas County, Georgia (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Thomas County is $1,149 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,149
FY 2026, utilities included
Payment standard range
$1,034 to $1,264
90% to 110% of FMR
Income to afford 2BR
$45,960
per year, at 30% of income
Rank in Georgia
62nd of 159
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Thomas moves to $1,233. That's up 7%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Thomas actually rent for?
Search any address in Thomas 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 | $1,001 | $901 to $1,101 | $40,040 | $19.25/hr | +0.5% |
| 1 bedroom | $1,048 | $943 to $1,153 | $41,920 | $20.15/hr | +1.4% |
| 2 bedroom | $1,149 | $1,034 to $1,264 | $45,960 | $22.10/hr | +0.3% |
| 3 bedroom | $1,456 | $1,310 to $1,602 | $58,240 | $28.00/hr | -1.3% |
| 4 bedroom | $1,521 | $1,369 to $1,673 | $60,840 | $29.25/hr | +0.2% |
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 Thomas, that runs from $1,001 for a studio up to $1,521 for four bedrooms, all five rates in the table above.
Because Thomas 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, Thomasville included.
Among Georgia's 159 counties, Thomas ranks 62nd for two-bedroom FMR. That's about 7% above the state median of $1,074 and about 13% above the national median county at $1,018. About 45,665 people live here, 45th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,040 in 31738 (Coolidge) and $1,260 in 31757 (Thomasville), with the 9 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 Thomas somewhere between $1,034 and $1,264. 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.
$1,149 a month is affordable, by HUD's 30% rule, on an income of roughly $45,960 a year. Put another way, $22 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% ($1,034) | HAP at 100% ($1,149) | HAP at 110% ($1,264) |
|---|---|---|---|---|
| $2,500 | $750 | $284 | $399 | $514 |
| $4,000 | $1,200 | $0 | $0 | $64 |
Rate history
The two-bedroom rate went up 0% from FY 2025 ($1,145) to FY 2026 ($1,149). Since FY 2020 it's up 47% 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 | $588 | $591 | $779 | $979 | $1,236 | — |
| FY 2021 | $594 | $597 | $787 | $983 | $1,236 | +1.0% |
| FY 2022 | $633 | $638 | $839 | $1,066 | $1,283 | +6.6% |
| FY 2023 | $765 | $769 | $943 | $1,215 | $1,373 | +12.4% |
| FY 2024 | $920 | $926 | $1,068 | $1,416 | $1,473 | +13.3% |
| FY 2025 | $996 | $1,034 | $1,145 | $1,475 | $1,518 | +7.2% |
| FY 2026 | $1,001 | $1,048 | $1,149 | $1,456 | $1,521 | +0.3% |
| FY 2027 | $1,087 | $1,093 | $1,233 | $1,492 | $1,620 | +7.3% |
Nearby counties
Questions people ask
$1,149 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,001 for a studio, $1,048 for one bedroom, $1,456 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 Thomas actually go for?
HUD's number is one input. Search any address in Thomas for a rent estimate built from nearby comps. 3 free searches, no card.
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