HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Shelby County, Illinois (FY 2026)
A two-bedroom in Shelby County carries a FY 2026 Fair Market Rent of $951 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Shelby keys off that figure.
2 bedroom FMR
$951
FY 2026, utilities included
Payment standard range
$856 to $1,046
90% to 110% of FMR
Income to afford 2BR
$38,040
per year, at 30% of income
Rank in Illinois
53rd of 102
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Shelby moves to $946. 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 Shelby actually rent for?
Search any address in Shelby 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 | $656 | $590 to $722 | $26,240 | $12.62/hr | +3.5% |
| 1 bedroom | $789 | $710 to $868 | $31,560 | $15.17/hr | +12.1% |
| 2 bedroom | $951 | $856 to $1,046 | $38,040 | $18.29/hr | +2.9% |
| 3 bedroom | $1,140 | $1,026 to $1,254 | $45,600 | $21.92/hr | +2.4% |
| 4 bedroom | $1,435 | $1,292 to $1,579 | $57,400 | $27.60/hr | +6.6% |
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 | $1,650 | $1,485 to $1,815 |
| 6 bedroom Estimate | $1,866 | $1,679 to $2,053 |
| 7 bedroom Estimate | $2,081 | $1,873 to $2,289 |
| 8 bedroom Estimate | $2,296 | $2,066 to $2,526 |
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 Shelby, that runs from $656 for a studio up to $1,435 for four bedrooms, all five rates in the table above.
Because Shelby 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, Windsor included.
Among Illinois's 102 counties, Shelby ranks 53rd for two-bedroom FMR. That's within a couple percent of the state median of $953 and about 7% below the national median county at $1,018. About 21,042 people live here, 56th 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 61957 (Windsor) and $1,150 in 62550 (Moweaqua), with the 13 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 |
|---|---|---|---|
| 61957 | Windsor | $920 | -3.3% |
| 62422 | Cowden | $920 | -3.3% |
| 62431 | Herrick | $920 | -3.3% |
| 62438 | Lakewood | $920 | -3.3% |
| 62444 | Mode | $990 | +4.1% |
| 62462 | Sigel | $920 | -3.3% |
| 62463 | Stewardson | $1,020 | +7.3% |
| 62465 | Strasburg | $1,130 | +18.8% |
| 62534 | Findlay | $1,000 | +5.2% |
| 62550 | Moweaqua | $1,150 | +20.9% |
| 62553 | Oconee | $970 | +2.0% |
| 62565 | Shelbyville | $920 | -3.3% |
| 62571 | Tower Hill | $920 | -3.3% |
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 Shelby somewhere between $856 and $1,046. 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.
$951 a month is affordable, by HUD's 30% rule, on an income of roughly $38,040 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% ($856) | HAP at 100% ($951) | HAP at 110% ($1,046) |
|---|---|---|---|---|
| $2,500 | $750 | $106 | $201 | $296 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 3% from FY 2025 ($924) to FY 2026 ($951). Since FY 2020 it's up 36% in total, about 5.3% 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 | $474 | $605 | $698 | $1,007 | $1,192 | — |
| FY 2021 | $476 | $608 | $700 | $1,002 | $1,183 | +0.3% |
| FY 2022 | $503 | $618 | $735 | $1,044 | $1,227 | +5.0% |
| FY 2023 | $531 | $588 | $774 | $979 | $1,154 | +5.3% |
| FY 2024 | $574 | $637 | $837 | $1,012 | $1,189 | +8.1% |
| FY 2025 | $634 | $704 | $924 | $1,113 | $1,346 | +10.4% |
| FY 2026 | $656 | $789 | $951 | $1,140 | $1,435 | +2.9% |
| FY 2027 | $659 | $766 | $946 | $1,127 | $1,400 | -0.5% |
Nearby counties
Questions people ask
$951 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $656 for a studio, $789 for one bedroom, $1,140 for three and $1,435 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 Shelby actually go for?
HUD's number is one input. Search any address in Shelby for a rent estimate built from nearby comps. 3 free searches, no card.
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