HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Valley County, Idaho (FY 2026)
$1,190 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Valley County, and it's the baseline every voucher in Valley is measured against.
2 bedroom FMR
$1,190
FY 2026, utilities included
Payment standard range
$1,071 to $1,309
90% to 110% of FMR
Income to afford 2BR
$47,600
per year, at 30% of income
Rank in Idaho
17th of 44
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Valley moves to $1,249. 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 Valley actually rent for?
Search any address in Valley 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 | $1,037 | $933 to $1,141 | $41,480 | $19.94/hr | +24.5% |
| 1 bedroom | $1,086 | $977 to $1,195 | $43,440 | $20.88/hr | +11.3% |
| 2 bedroom | $1,190 | $1,071 to $1,309 | $47,600 | $22.88/hr | +10.1% |
| 3 bedroom | $1,655 | $1,490 to $1,821 | $66,200 | $31.83/hr | +9.2% |
| 4 bedroom | $1,996 | $1,796 to $2,196 | $79,840 | $38.38/hr | +10.0% |
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 | $2,295 | $2,066 to $2,525 |
| 6 bedroom Estimate | $2,595 | $2,336 to $2,855 |
| 7 bedroom Estimate | $2,894 | $2,605 to $3,183 |
| 8 bedroom Estimate | $3,194 | $2,875 to $3,513 |
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 Valley, that runs from $1,037 for a studio up to $1,996 for four bedrooms, all five rates in the table above.
Because Valley 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, Cascade included.
Among Idaho's 44 counties, Valley ranks 17th for two-bedroom FMR. That's about 8% above the state median of $1,101 and about 17% above the national median county at $1,018. About 11,830 people live here, 27th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,160 in 83638 (McCall) and $1,270 in 83611 (Cascade), 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 Valley somewhere between $1,071 and $1,309. 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.
$1,190 a month is affordable, by HUD's 30% rule, on an income of roughly $47,600 a year. Put another way, $23 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% ($1,071) | HAP at 100% ($1,190) | HAP at 110% ($1,309) |
|---|---|---|---|---|
| $2,500 | $750 | $321 | $440 | $559 |
| $4,000 | $1,200 | $0 | $0 | $109 |
Rate history
The two-bedroom rate went up 10% from FY 2025 ($1,081) to FY 2026 ($1,190). Since FY 2020 it's up 49% in total, about 6.9% 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 | $588 | $606 | $798 | $1,151 | $1,306 | — |
| FY 2021 | $602 | $606 | $798 | $1,142 | $1,331 | 0.0% |
| FY 2022 | $651 | $684 | $837 | $1,147 | $1,421 | +4.9% |
| FY 2023 | $712 | $828 | $935 | $1,225 | $1,586 | +11.7% |
| FY 2024 | $786 | $954 | $1,071 | $1,473 | $1,805 | +14.5% |
| FY 2025 | $833 | $976 | $1,081 | $1,515 | $1,815 | +0.9% |
| FY 2026 | $1,037 | $1,086 | $1,190 | $1,655 | $1,996 | +10.1% |
| FY 2027 | $1,101 | $1,147 | $1,249 | $1,729 | $2,088 | +5.0% |
Nearby counties
Questions people ask
$1,190 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,037 for a studio, $1,086 for one bedroom, $1,655 for three and $1,996 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 Valley actually go for?
HUD's number is one input. Search any address in Valley for a rent estimate built from nearby comps. 3 free searches, no card.
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