HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Madison County, Idaho (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Madison County is $1,105 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,105
FY 2026, utilities included
Payment standard range
$995 to $1,216
90% to 110% of FMR
Income to afford 2BR
$44,200
per year, at 30% of income
Rank in Idaho
22nd of 44
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Madison moves to $1,159. That's up 5%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Madison actually rent for?
Search any address in Madison 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 | $963 | $867 to $1,059 | $38,520 | $18.52/hr | +10.3% |
| 1 bedroom | $1,008 | $907 to $1,109 | $40,320 | $19.38/hr | +11.1% |
| 2 bedroom | $1,105 | $995 to $1,216 | $44,200 | $21.25/hr | +10.1% |
| 3 bedroom | $1,537 | $1,383 to $1,691 | $61,480 | $29.56/hr | +9.2% |
| 4 bedroom | $1,797 | $1,617 to $1,977 | $71,880 | $34.56/hr | +8.9% |
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 | $2,067 | $1,860 to $2,274 |
| 6 bedroom Estimate | $2,336 | $2,102 to $2,570 |
| 7 bedroom Estimate | $2,606 | $2,345 to $2,867 |
| 8 bedroom Estimate | $2,875 | $2,588 to $3,163 |
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 Madison, that runs from $963 for a studio up to $1,797 for four bedrooms, all five rates in the table above.
Because Madison 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, Rexburg included.
Among Idaho's 44 counties, Madison ranks 22nd for two-bedroom FMR. That's within a couple percent of the state median of $1,101 and about 9% above the national median county at $1,018. About 52,487 people live here, 7th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,110 in 83441 (Rexburg) and $1,440 in 83448 (Sugar City), with the 4 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 Madison somewhere between $995 and $1,216. 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.
$1,105 a month is affordable, by HUD's 30% rule, on an income of roughly $44,200 a year. Put another way, $21 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% ($995) | HAP at 100% ($1,105) | HAP at 110% ($1,216) |
|---|---|---|---|---|
| $2,500 | $750 | $245 | $355 | $466 |
| $4,000 | $1,200 | $0 | $0 | $16 |
Rate history
The two-bedroom rate went up 10% from FY 2025 ($1,004) to FY 2026 ($1,105). Since FY 2020 it's up 44% in total, about 6.2% a year. The Idaho median moved up 12% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $656 | $676 | $769 | $1,109 | $1,350 | — |
| FY 2021 | $686 | $702 | $800 | $1,145 | $1,385 | +4.0% |
| FY 2022 | $717 | $730 | $832 | $1,182 | $1,424 | +4.0% |
| FY 2023 | $805 | $806 | $930 | $1,322 | $1,584 | +11.8% |
| FY 2024 | $916 | $929 | $1,057 | $1,490 | $1,794 | +13.7% |
| FY 2025 | $873 | $907 | $1,004 | $1,407 | $1,650 | -5.0% |
| FY 2026 | $963 | $1,008 | $1,105 | $1,537 | $1,797 | +10.1% |
| FY 2027 | $1,022 | $1,065 | $1,159 | $1,605 | $1,895 | +4.9% |
Nearby counties
Questions people ask
$1,105 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $963 for a studio, $1,008 for one bedroom, $1,537 for three and $1,797 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 Madison actually go for?
HUD's number is one input. Search any address in Madison for a rent estimate built from nearby comps. 3 free searches, no card.
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