HUD Fair Market Rent · FY 2026 · Effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Sangamon County, Illinois (FY 2026)
A two-bedroom in Sangamon County carries a FY 2026 Fair Market Rent of $1,203 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Sangamon keys off that figure.
Two-bedroom FMR
$1,203
+6.3% from FY 2025
Payment standard
$1,083–$1,323
90% to 110% of the FMR, two-bedroom
Income to afford
$48,120
a year, with rent at 30% of income
Rank in Illinois
19th of 102
by two-bedroom FMR, highest first
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Sangamon moves to $1,237. That's up 3%. 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 | $829 | $746–$912 | $33,160 | $15.94/hr | +6.8% |
| 1 bedroom | $970 | $873–$1,067 | $38,800 | $18.65/hr | +5.3% |
| 2 bedroom | $1,203 | $1,083–$1,323 | $48,120 | $23.13/hr | +6.3% |
| 3 bedroom | $1,611 | $1,450–$1,772 | $64,440 | $30.98/hr | +5.4% |
| 4 bedroom | $1,682 | $1,514–$1,850 | $67,280 | $32.35/hr | +7.5% |
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 | $1,934 | $1,741–$2,127 |
| 6 bedroom Estimate | $2,187 | $1,968–$2,406 |
| 7 bedroom Estimate | $2,439 | $2,195–$2,683 |
| 8 bedroom Estimate | $2,691 | $2,422–$2,960 |
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 Sangamon 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 Sangamon somewhere between $1,083 and $1,323. 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.
$1,203 a month is affordable, by HUD's 30% rule, on an income of roughly $48,120 a year. Put another way, $23 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%$1,083 | Voucher pays at 100%$1,203 | Voucher pays at 110%$1,323 |
|---|---|---|---|---|
| $2,500 | $750 | $333 | $453 | $573 |
| $4,000 | $1,200 | $0 | $3 | $123 |
Rate history
The two-bedroom rate went up 6% from FY 2025 ($1,132) to FY 2026 ($1,203). Since FY 2020 it's up 50% in total, about 7.0% 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 | $542 | $627 | $802 | $1,001 | $1,086 | — |
| FY 2021 | $576 | $684 | $858 | $1,076 | $1,163 | +7.0% |
| FY 2022 | $560 | $681 | $843 | $1,078 | $1,157 | -1.7% |
| FY 2023 | $609 | $741 | $911 | $1,194 | $1,254 | +8.1% |
| FY 2024 | $725 | $873 | $1,070 | $1,421 | $1,459 | +17.5% |
| FY 2025 | $776 | $921 | $1,132 | $1,529 | $1,564 | +5.8% |
| FY 2026In effect | $829 | $970 | $1,203 | $1,611 | $1,682 | +6.3% |
| FY 2027From Oct 1, 2026 | $861 | $977 | $1,237 | $1,631 | $1,728 | +2.8% |
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 Sangamon, that runs from $829 for a studio up to $1,682 for four bedrooms, all five rates in the table above.
This is a metro rate. The county doesn't get one of its own. HUD lumps Sangamon in with one other county in the Springfield metro, Menard County among them, and every one of them gets $1,203 for a two-bedroom. Where you are inside the metro doesn't change the county number. It does change the ZIP number, covered below.
Among Illinois's 102 counties, Sangamon ranks 19th for two-bedroom FMR. That's about 26% above the state median of $953 and about 18% above the national median county at $1,018. About 196,122 people live here, 11th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,020 in 62539 (Illiopolis) and $1,670 in 62684 (Sherman), with the 37 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 |
|---|---|---|---|
| 62515 | Buffalo | $1,140 | -5.2% |
| 62520 | Dawson | $1,160 | -3.6% |
| 62530 | Divernon | $1,110 | -7.7% |
| 62536 | Glenarm | $1,210 | +0.6% |
| 62539 | Illiopolis | $1,020 | -15.2% |
| 62545 | Mechanicsburg | $1,060 | -11.9% |
| 62558 | Pawnee | $1,080 | -10.2% |
| 62561 | Riverton | $1,390 | +15.5% |
| 62563 | Rochester | $1,620 | +34.7% |
| 62615 | Auburn | $1,200 | -0.2% |
| 62625 | Cantrall | $1,180 | -1.9% |
| 62629 | Chatham | $1,460 | +21.4% |
| 62661 | Loami | $1,120 | -6.9% |
| 62662 | Lowder | $1,203County rate | — |
| 62670 | New Berlin | $1,140 | -5.2% |
| 62677 | Pleasant Plains | $1,160 | -3.6% |
| 62684 | Sherman | $1,670 | +38.8% |
| 62689 | Thayer | $1,090 | -9.4% |
| 62693 | Williamsville | $1,350 | +12.2% |
| 62701 | Springfield | $1,370 | +13.9% |
| 62702 | Springfield | $1,180 | -1.9% |
| 62703 | Springfield | $1,200 | -0.2% |
| 62704 | Springfield | $1,200 | -0.2% |
| 62705 | Springfield | $1,210 | +0.6% |
| 62706 | Springfield | $1,210 | +0.6% |
| 62707 | Springfield | $1,150 | -4.4% |
| 62708 | Springfield | $1,210 | +0.6% |
| 62711 | Springfield | $1,460 | +21.4% |
| 62712 | Springfield | $1,390 | +15.5% |
| 62715 | Springfield | $1,203County rate | — |
| 62716 | Springfield | $1,203County rate | — |
| 62719 | Springfield | $1,210 | +0.6% |
| 62722 | Springfield | $1,203County rate | — |
| 62723 | Springfield | $1,203County rate | — |
| 62726 | Springfield | $1,210 | +0.6% |
| 62736 | Springfield | $1,210 | +0.6% |
| 62739 | Springfield | $1,203County rate | — |
| 62756 | Springfield | $1,210 | +0.6% |
| 62757 | Springfield | $1,203County rate | — |
| 62761 | Springfield | $1,203County rate | — |
Counties sharing the Springfield metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,203 two-bedroom figure as Sangamon.
Nearby counties
Two-bedroom FMR, with how each compares to Sangamon.
Menard County
21 mi · 12,284 people
$1,203
same rate
Christian County
23 mi · 33,893 people
$974
-19%
Logan County
28 mi · 28,027 people
$988
-18%
Morgan County
32 mi · 32,882 people
$916
-24%
Macon County
34 mi · 103,542 people
$1,063
-12%
Cass County
37 mi · 12,955 people
$916
-24%
Mason County
38 mi · 13,074 people
$916
-24%
Montgomery County
38 mi · 28,352 people
$937
-22%
Questions people ask
$1,203 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $829 for a studio, $970 for one bedroom, $1,611 for three and $1,682 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 Sangamon actually go for?
HUD's number is one input. Search any address in Sangamon for a rent estimate built from nearby comps. 3 free searches, no card.
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