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.
2 bedroom FMR
$1,203
FY 2026, utilities included
Payment standard range
$1,083 to $1,323
90% to 110% of FMR
Income to afford 2BR
$48,120
per year, at 30% of income
Rank in Illinois
19th of 102
by 2BR FMR
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.
HUD's number is one input. What does a two-bedroom in Sangamon actually rent for?
Search any address in Sangamon 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 | $829 | $746 to $912 | $33,160 | $15.94/hr | +6.8% |
| 1 bedroom | $970 | $873 to $1,067 | $38,800 | $18.65/hr | +5.3% |
| 2 bedroom | $1,203 | $1,083 to $1,323 | $48,120 | $23.13/hr | +6.3% |
| 3 bedroom | $1,611 | $1,450 to $1,772 | $64,440 | $30.98/hr | +5.4% |
| 4 bedroom | $1,682 | $1,514 to $1,850 | $67,280 | $32.35/hr | +7.5% |
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 | $1,934 | $1,741 to $2,127 |
| 6 bedroom Estimate | $2,187 | $1,968 to $2,406 |
| 7 bedroom Estimate | $2,439 | $2,195 to $2,683 |
| 8 bedroom Estimate | $2,691 | $2,422 to $2,960 |
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 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.
Counties sharing the Springfield metro rate
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 | — |
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, 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% ($1,083) | HAP at 100% ($1,203) | HAP 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.
| 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 2026 | $829 | $970 | $1,203 | $1,611 | $1,682 | +6.3% |
| FY 2027 | $861 | $977 | $1,237 | $1,631 | $1,728 | +2.8% |
Nearby counties
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
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 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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