HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Nelson County, Kentucky (FY 2026)
$1,016 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Nelson County, and it's the baseline every voucher in Nelson is measured against.
2 bedroom FMR
$1,016
FY 2026, utilities included
Payment standard range
$914 to $1,118
90% to 110% of FMR
Income to afford 2BR
$40,640
per year, at 30% of income
Rank in Kentucky
37th of 120
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Nelson moves to $1,022. That's up 1%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Nelson actually rent for?
Search any address in Nelson 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 | $770 | $693 to $847 | $30,800 | $14.81/hr | +17.0% |
| 1 bedroom | $781 | $703 to $859 | $31,240 | $15.02/hr | +12.1% |
| 2 bedroom | $1,016 | $914 to $1,118 | $40,640 | $19.54/hr | +11.2% |
| 3 bedroom | $1,360 | $1,224 to $1,496 | $54,400 | $26.15/hr | +7.5% |
| 4 bedroom | $1,704 | $1,534 to $1,874 | $68,160 | $32.77/hr | +11.0% |
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 | $1,960 | $1,764 to $2,156 |
| 6 bedroom Estimate | $2,215 | $1,994 to $2,437 |
| 7 bedroom Estimate | $2,471 | $2,224 to $2,718 |
| 8 bedroom Estimate | $2,726 | $2,453 to $2,999 |
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 Nelson, that runs from $770 for a studio up to $1,704 for four bedrooms, all five rates in the table above.
Nelson is its own HUD metro area (Nelson County, KY), so the rate here is set from rents inside the county rather than a wider region.
Among Kentucky's 120 counties, Nelson ranks 37th for two-bedroom FMR. That's about 13% above the state median of $900 and within a couple percent of the national median county at $1,018. About 46,779 people live here, 22nd in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $900 in 40012 (Chaplin) and $1,180 in 40013 (Coxs Creek), with the 9 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 Nelson somewhere between $914 and $1,118. 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.
$1,016 a month is affordable, by HUD's 30% rule, on an income of roughly $40,640 a year. Put another way, $20 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% ($914) | HAP at 100% ($1,016) | HAP at 110% ($1,118) |
|---|---|---|---|---|
| $2,500 | $750 | $164 | $266 | $368 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 11% from FY 2025 ($914) to FY 2026 ($1,016). Since FY 2020 it's up 44% in total, about 6.3% 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 | $500 | $535 | $704 | $995 | $998 | — |
| FY 2021 | $520 | $550 | $725 | $1,038 | $1,052 | +3.0% |
| FY 2022 | $518 | $550 | $724 | $1,028 | $1,108 | -0.1% |
| FY 2023 | $572 | $599 | $789 | $1,119 | $1,257 | +9.0% |
| FY 2024 | $605 | $680 | $893 | $1,258 | $1,515 | +13.2% |
| FY 2025 | $658 | $697 | $914 | $1,265 | $1,535 | +2.4% |
| FY 2026 | $770 | $781 | $1,016 | $1,360 | $1,704 | +11.2% |
| FY 2027 | $777 | $781 | $1,022 | $1,302 | $1,587 | +0.6% |
Nearby counties
Washington County
$92916 mi · pop 12,025
Bullitt County
$1,27218 mi · pop 82,482
Marion County
$86618 mi · pop 19,627
Spencer County
$1,27218 mi · pop 19,549
Larue County
$1,05627 mi · pop 14,902
Shelby County
$1,14329 mi · pop 48,105
Hardin County
$1,05630 mi · pop 111,005
Anderson County
$1,04231 mi · pop 23,839
Questions people ask
$1,016 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $770 for a studio, $781 for one bedroom, $1,360 for three and $1,704 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 Nelson actually go for?
HUD's number is one input. Search any address in Nelson for a rent estimate built from nearby comps. 3 free searches, no card.
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