HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Lee County, Kentucky (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Lee County is $939 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$939
FY 2026, utilities included
Payment standard range
$845 to $1,033
90% to 110% of FMR
Income to afford 2BR
$37,560
per year, at 30% of income
Rank in Kentucky
47th of 120
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Lee moves to $996. That's up 6%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Lee actually rent for?
Search any address in Lee 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 | $671 | $604 to $738 | $26,840 | $12.90/hr | +7.5% |
| 1 bedroom | $740 | $666 to $814 | $29,600 | $14.23/hr | +12.0% |
| 2 bedroom | $939 | $845 to $1,033 | $37,560 | $18.06/hr | +8.3% |
| 3 bedroom | $1,126 | $1,013 to $1,239 | $45,040 | $21.65/hr | -2.8% |
| 4 bedroom | $1,311 | $1,180 to $1,442 | $52,440 | $25.21/hr | +9.8% |
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 | $1,508 | $1,357 to $1,659 |
| 6 bedroom Estimate | $1,704 | $1,534 to $1,874 |
| 7 bedroom Estimate | $1,901 | $1,711 to $2,091 |
| 8 bedroom Estimate | $2,098 | $1,888 to $2,308 |
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 Lee, that runs from $671 for a studio up to $1,311 for four bedrooms, all five rates in the table above.
Because Lee 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, Beattyville included.
Among Kentucky's 120 counties, Lee ranks 47th for two-bedroom FMR. That's about 4% above the state median of $900 and about 8% below the national median county at $1,018. About 7,338 people live here, 112th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $910 in 41397 (Zoe) and $940 in 41347 (Lone), with the 4 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 Lee somewhere between $845 and $1,033. 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.
$939 a month is affordable, by HUD's 30% rule, on an income of roughly $37,560 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% ($845) | HAP at 100% ($939) | HAP at 110% ($1,033) |
|---|---|---|---|---|
| $2,500 | $750 | $95 | $189 | $283 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 8% from FY 2025 ($867) to FY 2026 ($939). Since FY 2020 it's up 49% in total, about 6.8% 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 | $490 | $631 | $853 | $856 | — |
| FY 2021 | $475 | $518 | $663 | $898 | $901 | +5.1% |
| FY 2022 | $482 | $521 | $674 | $911 | $914 | +1.7% |
| FY 2023 | $538 | $570 | $742 | $995 | $999 | +10.1% |
| FY 2024 | $616 | $647 | $850 | $1,151 | $1,156 | +14.6% |
| FY 2025 | $624 | $661 | $867 | $1,158 | $1,194 | +2.0% |
| FY 2026 | $671 | $740 | $939 | $1,126 | $1,311 | +8.3% |
| FY 2027 | $712 | $794 | $996 | $1,187 | $1,392 | +6.1% |
Nearby counties
Questions people ask
$939 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $671 for a studio, $740 for one bedroom, $1,126 for three and $1,311 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 Lee actually go for?
HUD's number is one input. Search any address in Lee for a rent estimate built from nearby comps. 3 free searches, no card.
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