HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Clay County, Kentucky (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Clay County is $866 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$866
FY 2026, utilities included
Payment standard range
$779 to $953
90% to 110% of FMR
Income to afford 2BR
$34,640
per year, at 30% of income
Rank in Kentucky
74th of 120
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Clay moves to $909. That's up 5%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Clay actually rent for?
Search any address in Clay 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 | $662 | $596 to $728 | $26,480 | $12.73/hr | -9.9% |
| 1 bedroom | $759 | $683 to $835 | $30,360 | $14.60/hr | +2.6% |
| 2 bedroom | $866 | $779 to $953 | $34,640 | $16.65/hr | -0.1% |
| 3 bedroom | $1,176 | $1,058 to $1,294 | $47,040 | $22.62/hr | -3.2% |
| 4 bedroom | $1,308 | $1,177 to $1,439 | $52,320 | $25.15/hr | -10.0% |
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 | $1,504 | $1,354 to $1,654 |
| 6 bedroom Estimate | $1,700 | $1,530 to $1,870 |
| 7 bedroom Estimate | $1,897 | $1,707 to $2,087 |
| 8 bedroom Estimate | $2,093 | $1,884 to $2,302 |
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 Clay, that runs from $662 for a studio up to $1,308 for four bedrooms, all five rates in the table above.
Because Clay 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, Big Creek included.
Among Kentucky's 120 counties, Clay ranks 74th for two-bedroom FMR. That's about 4% below the state median of $900 and about 15% below the national median county at $1,018. About 20,322 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 $870 in 40914 (Big Creek) and $890 in 40941 (Garrard), 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 Clay somewhere between $779 and $953. 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.
$866 a month is affordable, by HUD's 30% rule, on an income of roughly $34,640 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% ($779) | HAP at 100% ($866) | HAP at 110% ($953) |
|---|---|---|---|---|
| $2,500 | $750 | $29 | $116 | $203 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went down 0% from FY 2025 ($867) to FY 2026 ($866). Since FY 2020 it's up 37% in total, about 5.4% a year. The Kentucky median moved up 3% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $448 | $531 | $631 | $832 | $1,090 | — |
| FY 2021 | $568 | $574 | $663 | $949 | $1,148 | +5.1% |
| FY 2022 | $525 | $528 | $674 | $957 | $1,154 | +1.7% |
| FY 2023 | $595 | $599 | $742 | $1,055 | $1,264 | +10.1% |
| FY 2024 | $671 | $675 | $850 | $1,198 | $1,442 | +14.6% |
| FY 2025 | $735 | $740 | $867 | $1,215 | $1,453 | +2.0% |
| FY 2026 | $662 | $759 | $866 | $1,176 | $1,308 | -0.1% |
| FY 2027 | $650 | $835 | $909 | $1,254 | $1,270 | +5.0% |
Nearby counties
Questions people ask
$866 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $662 for a studio, $759 for one bedroom, $1,176 for three and $1,308 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 Clay actually go for?
HUD's number is one input. Search any address in Clay for a rent estimate built from nearby comps. 3 free searches, no card.
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