HUD Fair Market Rent · FY 2026 · Effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Wayne County, Kentucky (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Wayne County is $866 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
Two-bedroom FMR
$866
-0.1% from FY 2025
Payment standard
$779–$953
90% to 110% of the FMR, two-bedroom
Income to afford
$34,640
a year, with rent at 30% of income
Rank in Kentucky
117th of 120
by two-bedroom FMR, highest first
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Wayne moves to $909. That's up 5%. The full FY 2027 table is in the history section below.
FY 2026 Fair Market Rents
Payment standard is the 90% to 110% band a housing authority can set. Income needed puts rent at 30% of gross income, and the hourly wage assumes a 40-hour week.
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $619 | $557–$681 | $24,760 | $11.90/hr | -0.8% |
| 1 bedroom | $677 | $609–$745 | $27,080 | $13.02/hr | -1.7% |
| 2 bedroom | $866 | $779–$953 | $34,640 | $16.65/hr | -0.1% |
| 3 bedroom | $1,204 | $1,084–$1,324 | $48,160 | $23.15/hr | -0.9% |
| 4 bedroom | $1,453 | $1,308–$1,598 | $58,120 | $27.94/hr | -0.2% |
Five to eight 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 | $1,671 | $1,504–$1,838 |
| 6 bedroom Estimate | $1,889 | $1,700–$2,078 |
| 7 bedroom Estimate | $2,107 | $1,896–$2,318 |
| 8 bedroom Estimate | $2,325 | $2,093–$2,558 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
Market check
HUD's number is one input. What does a two-bedroom in Wayne actually rent for?
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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 Wayne 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 renting at the payment standard. The tenant pays 30% of monthly income and the voucher covers the rest.
| Monthly household income | Tenant pays (30%) | Voucher pays at 90%$779 | Voucher pays at 100%$866 | Voucher pays 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.
| Fiscal year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $448 | $554 | $631 | $910 | $955 | — |
| FY 2021 | $441 | $582 | $663 | $949 | $1,016 | +5.1% |
| FY 2022 | $448 | $524 | $674 | $957 | $1,010 | +1.7% |
| FY 2023 | $538 | $577 | $742 | $1,055 | $1,163 | +10.1% |
| FY 2024 | $616 | $699 | $850 | $1,198 | $1,442 | +14.6% |
| FY 2025 | $624 | $689 | $867 | $1,215 | $1,456 | +2.0% |
| FY 2026In effect | $619 | $677 | $866 | $1,204 | $1,453 | -0.1% |
| FY 2027From Oct 1, 2026 | $650 | $834 | $909 | $1,259 | $1,519 | +5.0% |
About this rate
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 Wayne, that runs from $619 for a studio up to $1,453 for four bedrooms, all five rates in the table above.
Because Wayne 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, Monticello included.
Among Kentucky's 120 counties, Wayne ranks 117th 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 19,666 people live here, 58th in the state.
Rates by ZIP code
HUD also publishes Small Area FMRs by ZIP code. For the one ZIP code it covers in Wayne, the two-bedroom rate is $870 across the board, so there's no ZIP-level story here.
| ZIP | City | 2BR rate | vs county |
|---|---|---|---|
| 42633 | Monticello | $870 | +0.5% |
Nearby counties
Two-bedroom FMR, with how each compares to Wayne.
Clinton County
17 mi · 9,295 people
$866
same rate
Russell County
17 mi · 18,021 people
$866
same rate
Pulaski County
19 mi · 65,145 people
$926
+7%
McCreary County
23 mi · 16,892 people
$866
same rate
Casey County
27 mi · 15,942 people
$866
same rate
Adair County
31 mi · 18,887 people
$866
same rate
Cumberland County
35 mi · 5,974 people
$866
same rate
Lincoln County
40 mi · 24,320 people
$866
same rate
Questions people ask
$866 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $619 for a studio, $677 for one bedroom, $1,204 for three and $1,453 for four.
Tools for this county
Fair Market Rent lookup
Any ZIP code's Small Area FMR by bedroom count
Section 8 rent calculator
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
The income a household needs for a given rent
What does a rental in Wayne actually go for?
HUD's number is one input. Search any address in Wayne for a rent estimate built from nearby comps. 3 free searches, no card.
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