HUD Fair Market Rent · FY 2026 · Effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Morgan County, Illinois (FY 2026)
A two-bedroom in Morgan County carries a FY 2026 Fair Market Rent of $916 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Morgan keys off that figure.
Two-bedroom FMR
$916
+5.3% from FY 2025
Payment standard
$824–$1,008
90% to 110% of the FMR, two-bedroom
Income to afford
$36,640
a year, with rent at 30% of income
Rank in Illinois
86th of 102
by two-bedroom FMR, highest first
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Morgan moves to $930. That's up 2%. 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 | $632 | $569–$695 | $25,280 | $12.15/hr | +5.9% |
| 1 bedroom | $698 | $628–$768 | $27,920 | $13.42/hr | +5.3% |
| 2 bedroom | $916 | $824–$1,008 | $36,640 | $17.62/hr | +5.3% |
| 3 bedroom | $1,138 | $1,024–$1,252 | $45,520 | $21.88/hr | +6.7% |
| 4 bedroom | $1,537 | $1,383–$1,691 | $61,480 | $29.56/hr | +9.1% |
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 | $1,768 | $1,591–$1,945 |
| 6 bedroom Estimate | $1,998 | $1,798–$2,198 |
| 7 bedroom Estimate | $2,229 | $2,006–$2,452 |
| 8 bedroom Estimate | $2,459 | $2,213–$2,705 |
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 Morgan actually rent for?
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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 Morgan somewhere between $824 and $1,008. 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.
$916 a month is affordable, by HUD's 30% rule, on an income of roughly $36,640 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%$824 | Voucher pays at 100%$916 | Voucher pays at 110%$1,008 |
|---|---|---|---|---|
| $2,500 | $750 | $74 | $166 | $258 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 5% from FY 2025 ($870) to FY 2026 ($916). Since FY 2020 it's up 26% in total, about 4.0% a year. The Illinois median moved up 6% over the same year.
| Fiscal year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $473 | $551 | $726 | $955 | $1,039 | — |
| FY 2021 | $476 | $547 | $721 | $930 | $1,057 | -0.7% |
| FY 2022 | $512 | $586 | $771 | $995 | $1,171 | +6.9% |
| FY 2023 | $548 | $607 | $799 | $1,005 | $1,231 | +3.6% |
| FY 2024 | $553 | $614 | $807 | $1,000 | $1,234 | +1.0% |
| FY 2025 | $597 | $663 | $870 | $1,067 | $1,409 | +7.8% |
| FY 2026In effect | $632 | $698 | $916 | $1,138 | $1,537 | +5.3% |
| FY 2027From Oct 1, 2026 | $648 | $711 | $930 | $1,146 | $1,554 | +1.5% |
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 Morgan, that runs from $632 for a studio up to $1,537 for four bedrooms, all five rates in the table above.
Because Morgan 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, Jacksonville included.
Among Illinois's 102 counties, Morgan ranks 86th for two-bedroom FMR. That's about 4% below the state median of $953 and about 10% below the national median county at $1,018. About 32,882 people live here, 46th 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 62650 (Jacksonville) and $1,120 in 62628 (Chapin), with the 10 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 |
|---|---|---|---|
| 62601 | Alexander | $1,050 | +14.6% |
| 62628 | Chapin | $1,120 | +22.3% |
| 62631 | Concord | $1,050 | +14.6% |
| 62638 | Franklin | $1,100 | +20.1% |
| 62650 | Jacksonville | $920 | +0.4% |
| 62651 | Jacksonville | $920 | +0.4% |
| 62660 | Literberry | $916County rate | — |
| 62665 | Meredosia | $920 | +0.4% |
| 62668 | Murrayville | $920 | +0.4% |
| 62692 | Waverly | $1,020 | +11.4% |
| 62695 | Woodson | $1,060 | +15.7% |
Nearby counties
Two-bedroom FMR, with how each compares to Morgan.
Scott County
13 mi · 4,899 people
$916
same rate
Cass County
18 mi · 12,955 people
$916
same rate
Greene County
25 mi · 12,015 people
$992
+8%
Menard County
31 mi · 12,284 people
$1,203
+31%
Sangamon County
32 mi · 196,122 people
$1,203
+31%
Brown County
33 mi · 6,334 people
$1,063
+16%
Pike County
35 mi · 14,776 people
$916
same rate
Schuyler County
35 mi · 6,879 people
$916
same rate
Questions people ask
$916 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $632 for a studio, $698 for one bedroom, $1,138 for three and $1,537 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 Morgan actually go for?
HUD's number is one input. Search any address in Morgan for a rent estimate built from nearby comps. 3 free searches, no card.
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