HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Montgomery County, Illinois (FY 2026)
$937 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Montgomery County, and it's the baseline every voucher in Montgomery is measured against.
2 bedroom FMR
$937
FY 2026, utilities included
Payment standard range
$843 to $1,031
90% to 110% of FMR
Income to afford 2BR
$37,480
per year, at 30% of income
Rank in Illinois
55th of 102
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Montgomery moves to $930. That's down 1%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Montgomery actually rent for?
Search any address in Montgomery 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 | $694 | $625 to $763 | $27,760 | $13.35/hr | +7.8% |
| 1 bedroom | $714 | $643 to $785 | $28,560 | $13.73/hr | +7.7% |
| 2 bedroom | $937 | $843 to $1,031 | $37,480 | $18.02/hr | +7.7% |
| 3 bedroom | $1,123 | $1,011 to $1,235 | $44,920 | $21.60/hr | +2.3% |
| 4 bedroom | $1,287 | $1,158 to $1,416 | $51,480 | $24.75/hr | +9.9% |
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 | $1,480 | $1,332 to $1,628 |
| 6 bedroom Estimate | $1,673 | $1,506 to $1,840 |
| 7 bedroom Estimate | $1,866 | $1,679 to $2,053 |
| 8 bedroom Estimate | $2,059 | $1,853 to $2,265 |
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 Montgomery, that runs from $694 for a studio up to $1,287 for four bedrooms, all five rates in the table above.
Because Montgomery 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, Butler included.
Among Illinois's 102 counties, Montgomery ranks 55th for two-bedroom FMR. That's within a couple percent of the state median of $953 and about 8% below the national median county at $1,018. About 28,352 people live here, 48th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $920 in 62032 (Fillmore) and $1,200 in 62077 (Panama), with the 16 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.
| ZIP | City | 2BR rate | vs county |
|---|---|---|---|
| 62015 | Butler | $1,150 | +22.7% |
| 62017 | Coffeen | $1,150 | +22.7% |
| 62032 | Fillmore | $920 | -1.8% |
| 62049 | Hillsboro | $1,020 | +8.9% |
| 62051 | Irving | $1,140 | +21.7% |
| 62056 | Litchfield | $920 | -1.8% |
| 62075 | Nokomis | $1,030 | +9.9% |
| 62076 | Ohlman | $1,030 | +9.9% |
| 62077 | Panama | $1,200 | +28.1% |
| 62089 | Taylor Springs | $930 | -0.7% |
| 62091 | Walshville | $970 | +3.5% |
| 62094 | Witt | $920 | -1.8% |
| 62533 | Farmersville | $950 | +1.4% |
| 62538 | Harvel | $920 | -1.8% |
| 62560 | Raymond | $1,060 | +13.1% |
| 62572 | Waggoner | $920 | -1.8% |
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 Montgomery somewhere between $843 and $1,031. 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.
$937 a month is affordable, by HUD's 30% rule, on an income of roughly $37,480 a year. Put another way, $18 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% ($843) | HAP at 100% ($937) | HAP at 110% ($1,031) |
|---|---|---|---|---|
| $2,500 | $750 | $93 | $187 | $281 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 8% from FY 2025 ($870) to FY 2026 ($937). Since FY 2020 it's up 34% in total, about 5.0% a year. The Illinois median moved up 6% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $508 | $563 | $698 | $870 | $991 | — |
| FY 2021 | $532 | $567 | $700 | $871 | $1,008 | +0.3% |
| FY 2022 | $540 | $568 | $735 | $929 | $1,042 | +5.0% |
| FY 2023 | $582 | $594 | $774 | $1,027 | $1,048 | +5.3% |
| FY 2024 | $579 | $614 | $807 | $1,074 | $1,075 | +4.3% |
| FY 2025 | $644 | $663 | $870 | $1,098 | $1,171 | +7.8% |
| FY 2026 | $694 | $714 | $937 | $1,123 | $1,287 | +7.7% |
| FY 2027 | $700 | $716 | $930 | $1,108 | $1,277 | -0.7% |
Nearby counties
Questions people ask
$937 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $694 for a studio, $714 for one bedroom, $1,123 for three and $1,287 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 Montgomery actually go for?
HUD's number is one input. Search any address in Montgomery for a rent estimate built from nearby comps. 3 free searches, no card.
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