HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Madison County, Indiana (FY 2026)
$1,206 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Madison County, and it's the baseline every voucher in Madison is measured against.
2 bedroom FMR
$1,206
FY 2026, utilities included
Payment standard range
$1,085 to $1,327
90% to 110% of FMR
Income to afford 2BR
$48,240
per year, at 30% of income
Rank in Indiana
23rd of 92
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Madison moves to $1,331. That's up 10%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Madison actually rent for?
Search any address in Madison 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 | $898 | $808 to $988 | $35,920 | $17.27/hr | +18.3% |
| 1 bedroom | $919 | $827 to $1,011 | $36,760 | $17.67/hr | +14.4% |
| 2 bedroom | $1,206 | $1,085 to $1,327 | $48,240 | $23.19/hr | +14.4% |
| 3 bedroom | $1,594 | $1,435 to $1,753 | $63,760 | $30.65/hr | +15.6% |
| 4 bedroom | $1,597 | $1,437 to $1,757 | $63,880 | $30.71/hr | +14.3% |
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 | $1,837 | $1,653 to $2,021 |
| 6 bedroom Estimate | $2,076 | $1,868 to $2,284 |
| 7 bedroom Estimate | $2,316 | $2,084 to $2,548 |
| 8 bedroom Estimate | $2,555 | $2,300 to $2,811 |
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 Madison, that runs from $898 for a studio up to $1,597 for four bedrooms, all five rates in the table above.
Madison is its own HUD metro area (Anderson, IN), so the rate here is set from rents inside the county rather than a wider region.
Among Indiana's 92 counties, Madison ranks 23rd for two-bedroom FMR. That's about 20% above the state median of $1,009 and about 18% above the national median county at $1,018. About 130,545 people live here, 13th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,090 in 46063 (Orestes) and $1,690 in 46048 (Ingalls), 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 |
|---|---|---|---|
| 46001 | Alexandria | $1,100 | -8.8% |
| 46011 | Anderson | $1,380 | +14.4% |
| 46012 | Anderson | $1,270 | +5.3% |
| 46013 | Anderson | $1,160 | -3.8% |
| 46014 | Anderson | $1,206County rate | — |
| 46015 | Anderson | $1,210 | +0.3% |
| 46016 | Anderson | $1,200 | -0.5% |
| 46017 | Anderson | $1,240 | +2.8% |
| 46018 | Anderson | $1,210 | +0.3% |
| 46036 | Elwood | $1,100 | -8.8% |
| 46044 | Frankton | $1,180 | -2.2% |
| 46048 | Ingalls | $1,690 | +40.1% |
| 46051 | Lapel | $1,420 | +17.7% |
| 46056 | Markleville | $1,350 | +11.9% |
| 46063 | Orestes | $1,090 | -9.6% |
| 46064 | Pendleton | $1,430 | +18.6% |
| 46070 | Summitville | $1,120 | -7.1% |
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 Madison somewhere between $1,085 and $1,327. 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.
$1,206 a month is affordable, by HUD's 30% rule, on an income of roughly $48,240 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% ($1,085) | HAP at 100% ($1,206) | HAP at 110% ($1,327) |
|---|---|---|---|---|
| $2,500 | $750 | $335 | $456 | $577 |
| $4,000 | $1,200 | $0 | $6 | $127 |
Rate history
The two-bedroom rate went up 14% from FY 2025 ($1,054) to FY 2026 ($1,206). Since FY 2020 it's up 50% in total, about 6.9% a year. The Indiana median moved up 2% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $543 | $624 | $806 | $1,050 | $1,144 | — |
| FY 2021 | $558 | $619 | $804 | $1,038 | $1,104 | -0.2% |
| FY 2022 | $559 | $613 | $796 | $1,017 | $1,079 | -1.0% |
| FY 2023 | $638 | $696 | $908 | $1,160 | $1,220 | +14.1% |
| FY 2024 | $793 | $868 | $1,140 | $1,468 | $1,518 | +25.6% |
| FY 2025 | $759 | $803 | $1,054 | $1,379 | $1,397 | -7.5% |
| FY 2026 | $898 | $919 | $1,206 | $1,594 | $1,597 | +14.4% |
| FY 2027 | $1,011 | $1,017 | $1,331 | $1,743 | $1,749 | +10.4% |
Nearby counties
Questions people ask
$1,206 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $898 for a studio, $919 for one bedroom, $1,594 for three and $1,597 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 Madison actually go for?
HUD's number is one input. Search any address in Madison for a rent estimate built from nearby comps. 3 free searches, no card.
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