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.
Two-bedroom FMR
$1,149
+0.3% from FY 2025
Payment standard
$1,034–$1,264
90% to 110% of the FMR, two-bedroom
Income to afford
$45,960
a year, with rent at 30% of income
Rank in Georgia
62nd of 159
by two-bedroom FMR, highest first
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.
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 | $1,001 | $901–$1,101 | $40,040 | $19.25/hr | +0.5% |
| 1 bedroom | $1,048 | $943–$1,153 | $41,920 | $20.15/hr | +1.4% |
| 2 bedroom | $1,149 | $1,034–$1,264 | $45,960 | $22.10/hr | +0.3% |
| 3 bedroom | $1,456 | $1,310–$1,602 | $58,240 | $28.00/hr | -1.3% |
| 4 bedroom | $1,521 | $1,369–$1,673 | $60,840 | $29.25/hr | +0.2% |
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 | $1,749 | $1,574–$1,924 |
| 6 bedroom Estimate | $1,977 | $1,779–$2,175 |
| 7 bedroom Estimate | $2,205 | $1,985–$2,426 |
| 8 bedroom Estimate | $2,434 | $2,191–$2,677 |
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 Thomas actually rent for?
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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 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 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%$1,034 | Voucher pays at 100%$1,149 | Voucher pays 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.
| Fiscal 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 2026In effect | $1,001 | $1,048 | $1,149 | $1,456 | $1,521 | +0.3% |
| FY 2027From Oct 1, 2026 | $1,087 | $1,093 | $1,233 | $1,492 | $1,620 | +7.3% |
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 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.
Nearby counties
Two-bedroom FMR, with how each compares to Thomas.
Brooks County
20 mi · 16,275 people
$1,192
+4%
Grady County
21 mi · 26,075 people
$973
-15%
Colquitt County
22 mi · 45,813 people
$973
-15%
Mitchell County
25 mi · 21,634 people
$973
-15%
Cook County
34 mi · 17,242 people
$973
-15%
Decatur County
37 mi · 29,063 people
$973
-15%
Miller County
39 mi · 5,923 people
$973
-15%
Lowndes County
40 mi · 118,257 people
$1,192
+4%
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
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
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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