HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Lyon County, Kansas (FY 2026)
$877 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Lyon County, and it's the baseline every voucher in Lyon is measured against.
2 bedroom FMR
$877
FY 2026, utilities included
Payment standard range
$789 to $965
90% to 110% of FMR
Income to afford 2BR
$35,080
per year, at 30% of income
Rank in Kansas
73rd of 105
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Lyon moves to $961. 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 Lyon actually rent for?
Search any address in Lyon 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 | $624 | $562 to $686 | $24,960 | $12.00/hr | +3.7% |
| 1 bedroom | $668 | $601 to $735 | $26,720 | $12.85/hr | 0.0% |
| 2 bedroom | $877 | $789 to $965 | $35,080 | $16.87/hr | +0.1% |
| 3 bedroom | $1,142 | $1,028 to $1,256 | $45,680 | $21.96/hr | -2.1% |
| 4 bedroom | $1,381 | $1,243 to $1,519 | $55,240 | $26.56/hr | -0.1% |
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 | $1,588 | $1,429 to $1,747 |
| 6 bedroom Estimate | $1,795 | $1,616 to $1,975 |
| 7 bedroom Estimate | $2,002 | $1,802 to $2,202 |
| 8 bedroom Estimate | $2,210 | $1,989 to $2,431 |
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 Lyon, that runs from $624 for a studio up to $1,381 for four bedrooms, all five rates in the table above.
Because Lyon 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, Emporia included.
Among Kansas's 105 counties, Lyon ranks 73rd for two-bedroom FMR. That's within a couple percent of the state median of $877 and about 14% below the national median county at $1,018. About 32,182 people live here, 18th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $880 in 66854 (Hartford) and $1,150 in 66865 (Olpe), with the 8 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.
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 Lyon somewhere between $789 and $965. 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.
$877 a month is affordable, by HUD's 30% rule, on an income of roughly $35,080 a year. Put another way, $17 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% ($789) | HAP at 100% ($877) | HAP at 110% ($965) |
|---|---|---|---|---|
| $2,500 | $750 | $39 | $127 | $215 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 0% from FY 2025 ($876) to FY 2026 ($877). Since FY 2020 it's up 23% in total, about 3.5% a year. The Kansas median moved up 1% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $480 | $542 | $714 | $1,014 | $1,130 | — |
| FY 2021 | $474 | $545 | $718 | $988 | $1,161 | +0.6% |
| FY 2022 | $495 | $566 | $745 | $996 | $1,169 | +3.8% |
| FY 2023 | $527 | $599 | $788 | $1,059 | $1,218 | +5.8% |
| FY 2024 | $611 | $686 | $901 | $1,210 | $1,371 | +14.3% |
| FY 2025 | $602 | $668 | $876 | $1,166 | $1,382 | -2.8% |
| FY 2026 | $624 | $668 | $877 | $1,142 | $1,381 | +0.1% |
| FY 2027 | $701 | $747 | $961 | $1,250 | $1,554 | +9.6% |
Nearby counties
Questions people ask
$877 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $624 for a studio, $668 for one bedroom, $1,142 for three and $1,381 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 Lyon actually go for?
HUD's number is one input. Search any address in Lyon for a rent estimate built from nearby comps. 3 free searches, no card.
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