HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Garrard County, Kentucky (FY 2026)
A two-bedroom in Garrard County carries a FY 2026 Fair Market Rent of $900 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Garrard keys off that figure.
2 bedroom FMR
$900
FY 2026, utilities included
Payment standard range
$810 to $990
90% to 110% of FMR
Income to afford 2BR
$36,000
per year, at 30% of income
Rank in Kentucky
60th of 120
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Garrard moves to $941. 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 Garrard actually rent for?
Search any address in Garrard 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 | $643 | $579 to $707 | $25,720 | $12.37/hr | -0.6% |
| 1 bedroom | $821 | $739 to $903 | $32,840 | $15.79/hr | +1.1% |
| 2 bedroom | $900 | $810 to $990 | $36,000 | $17.31/hr | +0.1% |
| 3 bedroom | $1,156 | $1,040 to $1,272 | $46,240 | $22.23/hr | +5.0% |
| 4 bedroom | $1,285 | $1,157 to $1,414 | $51,400 | $24.71/hr | -5.7% |
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 | $1,478 | $1,330 to $1,626 |
| 6 bedroom Estimate | $1,671 | $1,504 to $1,838 |
| 7 bedroom Estimate | $1,863 | $1,677 to $2,049 |
| 8 bedroom Estimate | $2,056 | $1,850 to $2,262 |
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 Garrard, that runs from $643 for a studio up to $1,285 for four bedrooms, all five rates in the table above.
Because Garrard 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, Bryantsville included.
Among Kentucky's 120 counties, Garrard ranks 60th for two-bedroom FMR. That's within a couple percent of the state median of $900 and about 12% below the national median county at $1,018. About 17,175 people live here, 66th 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 40461 (Paint Lick) and $900 in 40410 (Bryantsville), with the 3 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 Garrard somewhere between $810 and $990. 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.
$900 a month is affordable, by HUD's 30% rule, on an income of roughly $36,000 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% ($810) | HAP at 100% ($900) | HAP at 110% ($990) |
|---|---|---|---|---|
| $2,500 | $750 | $60 | $150 | $240 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 0% from FY 2025 ($899) to FY 2026 ($900). Since FY 2020 it's up 33% in total, about 4.9% 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 | $481 | $531 | $677 | $844 | $1,019 | — |
| FY 2021 | $511 | $556 | $712 | $886 | $1,054 | +5.2% |
| FY 2022 | $509 | $570 | $712 | $880 | $1,046 | 0.0% |
| FY 2023 | $570 | $684 | $786 | $979 | $1,146 | +10.4% |
| FY 2024 | $640 | $787 | $883 | $1,084 | $1,303 | +12.3% |
| FY 2025 | $647 | $812 | $899 | $1,101 | $1,362 | +1.8% |
| FY 2026 | $643 | $821 | $900 | $1,156 | $1,285 | +0.1% |
| FY 2027 | $672 | $864 | $941 | $1,232 | $1,237 | +4.6% |
Nearby counties
Questions people ask
$900 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $643 for a studio, $821 for one bedroom, $1,156 for three and $1,285 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 Garrard actually go for?
HUD's number is one input. Search any address in Garrard for a rent estimate built from nearby comps. 3 free searches, no card.
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