HUD Fair Market Rent · FY 2026 · Effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Towns County, Georgia (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Towns County is $973 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
Two-bedroom FMR
$973
+7.5% from FY 2025
Payment standard
$876–$1,070
90% to 110% of the FMR, two-bedroom
Income to afford
$38,920
a year, with rent at 30% of income
Rank in Georgia
150th of 159
by two-bedroom FMR, highest first
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Towns moves to $1,002. That's up 3%. 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 | $828 | $745–$911 | $33,120 | $15.92/hr | +7.1% |
| 1 bedroom | $888 | $799–$977 | $35,520 | $17.08/hr | +8.7% |
| 2 bedroom | $973 | $876–$1,070 | $38,920 | $18.71/hr | +7.5% |
| 3 bedroom | $1,353 | $1,218–$1,488 | $54,120 | $26.02/hr | +6.7% |
| 4 bedroom | $1,632 | $1,469–$1,795 | $65,280 | $31.38/hr | +7.4% |
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 | $1,877 | $1,689–$2,065 |
| 6 bedroom Estimate | $2,122 | $1,910–$2,334 |
| 7 bedroom Estimate | $2,366 | $2,129–$2,603 |
| 8 bedroom Estimate | $2,611 | $2,350–$2,872 |
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 Towns actually rent for?
Search any address in Towns for a rent estimate built from nearby comps, with the HUD figure right next to it.
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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 Towns 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 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%$876 | Voucher pays at 100%$973 | Voucher pays 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 37% in total, about 5.4% 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 | $587 | $590 | $708 | $951 | $1,243 | — |
| FY 2021 | $583 | $587 | $715 | $925 | $1,238 | +1.0% |
| FY 2022 | $612 | $616 | $741 | $1,034 | $1,268 | +3.6% |
| FY 2023 | $673 | $687 | $801 | $1,138 | $1,364 | +8.1% |
| FY 2024 | $758 | $788 | $885 | $1,247 | $1,502 | +10.5% |
| FY 2025 | $773 | $817 | $905 | $1,268 | $1,520 | +2.3% |
| FY 2026In effect | $828 | $888 | $973 | $1,353 | $1,632 | +7.5% |
| FY 2027From Oct 1, 2026 | $825 | $920 | $1,002 | $1,387 | $1,666 | +3.0% |
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 Towns, that runs from $828 for a studio up to $1,632 for four bedrooms, all five rates in the table above.
Because Towns 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, Hiawassee included.
Among Georgia's 159 counties, Towns ranks 150th 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 12,546 people live here, 113th 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 30582 (Young Harris) and $1,020 in 30546 (Hiawassee), with the 2 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 Towns.
Union County
14 mi · 24,880 people
$984
+1%
White County
19 mi · 28,165 people
$1,177
+21%
Rabun County
23 mi · 16,915 people
$1,117
+15%
Habersham County
29 mi · 46,326 people
$1,018
+5%
Lumpkin County
30 mi · 33,405 people
$1,245
+28%
Fannin County
31 mi · 25,436 people
$973
same rate
Dawson County
39 mi · 27,355 people
$1,820
+87%
Gilmer County
39 mi · 31,519 people
$1,036
+6%
Questions people ask
$973 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $828 for a studio, $888 for one bedroom, $1,353 for three and $1,632 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 Towns actually go for?
HUD's number is one input. Search any address in Towns for a rent estimate built from nearby comps. 3 free searches, no card.
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