How much will Section 8 pay for rent in Montgomery County?

Up to the housing authority's payment standard, which it sets between 90% and 110% of FMR. For a two-bedroom that's $837 to $1,023. The voucher covers the gap between that standard and about 30% of the tenant's income, and it never pays more than the unit would rent for without a voucher.

Why does my ZIP code show a different Fair Market Rent than Montgomery County?

HUD publishes a second set of numbers, Small Area FMRs, for individual ZIP codes. In Montgomery those run from $930 to $1,220 for a two-bedroom. Housing authorities in metros HUD has designated for Small Area FMRs use the ZIP rate. The rest use the county rate. Your PHA can tell you which one applies.

When do the next Fair Market Rents for Montgomery County come out?

HUD usually publishes the new fiscal year's rates in late August or September, and they take effect October 1. This page updates as soon as the new Illinois figures are loaded.

HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027

Fair Market Rent in Montgomery County, Illinois (FY 2027)

$930 a month. That's HUD's FY 2027 Fair Market Rent for a two-bedroom in Montgomery County, and it's the baseline every voucher in Montgomery is measured against.

Two-bedroom FMR

$930

-0.7% from FY 2026

Payment standard

$837–$1,023

90% to 110% of the FMR, two-bedroom

Income to afford

$37,200

a year, with rent at 30% of income

Rank in Illinois

87th of 102

by two-bedroom FMR, highest first

FY 2027 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 2026
Studio	$700	$630–$770	$28,000	$13.46/hr	+0.9%
1 bedroom	$716	$644–$788	$28,640	$13.77/hr	+0.3%
2 bedroom	$930	$837–$1,023	$37,200	$17.88/hr	-0.7%
3 bedroom	$1,108	$997–$1,219	$44,320	$21.31/hr	-1.3%
4 bedroom	$1,277	$1,149–$1,405	$51,080	$24.56/hr	-0.8%

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	$1,469	$1,322–$1,616
6 bedroom Estimate	$1,660	$1,494–$1,826
7 bedroom Estimate	$1,852	$1,667–$2,037
8 bedroom Estimate	$2,043	$1,839–$2,247

Source: HUD Office of Policy Development and Research, FY 2027 Fair Market Rents. Rents include utilities. huduser.gov

Market check

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.

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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 Montgomery somewhere between $837 and $1,023. 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.

$930 a month is affordable, by HUD's 30% rule, on an income of roughly $37,200 a year. Put another way, $18 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%$837	Voucher pays at 100%$930	Voucher pays at 110%$1,023
$2,500	$750	$87	$180	$273
$4,000	$1,200	$0	$0	$0

Run your own numbers in the Section 8 rent calculator

Rate history

The two-bedroom rate went down 1% from FY 2026 ($937) to FY 2027 ($930). Since FY 2020 it's up 33% in total, about 4.2% a year. The Illinois median moved up 1% over the same year.

Fiscal 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 2027In effect	$700	$716	$930	$1,108	$1,277	-0.7%

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 2027 that's October 1, 2026 through September 30, 2027. In Montgomery, that runs from $700 for a studio up to $1,277 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 87th for two-bedroom FMR. That's about 3% below the state median of $958 and about 13% below the national median county at $1,063. About 27,942 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 $930 in 62032 (Fillmore) and $1,220 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	$1,140	+22.6%
62017	Coffeen	$1,140	+22.6%
62032	Fillmore	$930	0.0%
62049	Hillsboro	$1,000	+7.5%
62051	Irving	$1,030	+10.8%
62056	Litchfield	$930	0.0%
62075	Nokomis	$1,070	+15.1%
62076	Ohlman	$1,070	+15.1%
62077	Panama	$1,220	+31.2%
62089	Taylor Springs	$930	0.0%
62091	Walshville	$990	+6.5%
62094	Witt	$930	0.0%
62533	Farmersville	$960	+3.2%
62538	Harvel	$930	0.0%
62560	Raymond	$1,080	+16.1%
62572	Waggoner	$930	0.0%

Nearby counties

Two-bedroom FMR, with how each compares to Montgomery.

Bond County

23 mi · 16,716 people

$979

+5%

Macoupin County

23 mi · 44,350 people

$978

+5%

Christian County

24 mi · 33,538 people

$939

+1%

Fayette County

31 mi · 21,315 people

$930

same rate

Shelby County

37 mi · 20,720 people

$946

+2%

Madison County

38 mi · 264,238 people

$1,349

+45%

Sangamon County

38 mi · 194,947 people

$1,237

+33%

Clinton County

44 mi · 36,954 people

$1,349

+45%

Questions people ask

$930 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $700 for a studio, $716 for one bedroom, $1,108 for three and $1,277 for four.

Tools for this county

All Illinois counties All states

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