HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Dukes County, Massachusetts (FY 2026)
$2,143 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Dukes County, and it's the baseline every voucher in Dukes is measured against.
2 bedroom FMR
$2,143
FY 2026, utilities included
Payment standard range
$1,929 to $2,357
90% to 110% of FMR
Income to afford 2BR
$85,720
per year, at 30% of income
Rank in Massachusetts
8th of 14
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Dukes moves to $2,010. That's down 6%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Dukes actually rent for?
Search any address in Dukes 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 | $1,623 | $1,461 to $1,785 | $64,920 | $31.21/hr | -4.6% |
| 1 bedroom | $1,633 | $1,470 to $1,796 | $65,320 | $31.40/hr | -4.7% |
| 2 bedroom | $2,143 | $1,929 to $2,357 | $85,720 | $41.21/hr | -3.6% |
| 3 bedroom | $2,980 | $2,682 to $3,278 | $119,200 | $57.31/hr | -4.3% |
| 4 bedroom | $3,164 | $2,848 to $3,480 | $126,560 | $60.85/hr | -4.1% |
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 | $3,639 | $3,275 to $4,003 |
| 6 bedroom Estimate | $4,113 | $3,702 to $4,524 |
| 7 bedroom Estimate | $4,588 | $4,129 to $5,047 |
| 8 bedroom Estimate | $5,062 | $4,556 to $5,568 |
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 Dukes, that runs from $1,623 for a studio up to $3,164 for four bedrooms, all five rates in the table above.
Because Dukes 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, Chilmark included.
Among Massachusetts's 14 counties, Dukes ranks 8th for two-bedroom FMR. That's about 6% below the state median of $2,283 and about 111% above the national median county at $1,018. About 20,751 people live here, 13th in the state.
Rates by town
Massachusetts publishes Fair Market Rents town by town instead of by county. All 7 towns in Dukes County share the same rate for FY 2026, so the county number is the town number wherever you are.
| Town | Population | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|---|
| Oak Bluffs town | 5,370 | $1,623 | $1,633 | $2,143 | $2,980 | $3,164 |
| Edgartown town | 5,212 | $1,623 | $1,633 | $2,143 | $2,980 | $3,164 |
| Tisbury town | 4,860 | $1,623 | $1,633 | $2,143 | $2,980 | $3,164 |
| West Tisbury town | 2,865 | $1,623 | $1,633 | $2,143 | $2,980 | $3,164 |
| Chilmark town | 1,726 | $1,623 | $1,633 | $2,143 | $2,980 | $3,164 |
| Aquinnah town | 667 | $1,623 | $1,633 | $2,143 | $2,980 | $3,164 |
| Gosnold town | 51 | $1,623 | $1,633 | $2,143 | $2,980 | $3,164 |
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $2,000 in 02568 (Vineyard Haven) and $2,750 in 02575 (West Tisbury), with the 6 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 Dukes somewhere between $1,929 and $2,357. 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.
$2,143 a month is affordable, by HUD's 30% rule, on an income of roughly $85,720 a year. Put another way, $41 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% ($1,929) | HAP at 100% ($2,143) | HAP at 110% ($2,357) |
|---|---|---|---|---|
| $2,500 | $750 | $1,179 | $1,393 | $1,607 |
| $4,000 | $1,200 | $729 | $943 | $1,157 |
Rate history
The two-bedroom rate went down 4% from FY 2025 ($2,222) to FY 2026 ($2,143). Since FY 2020 it's up 24% in total, about 3.7% a year. The Massachusetts median held flat over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $1,126 | $1,518 | $1,728 | $2,153 | $2,390 | — |
| FY 2021 | $1,599 | $1,733 | $1,976 | $2,458 | $2,791 | +14.4% |
| FY 2022 | $1,824 | $1,942 | $2,213 | $2,736 | $3,186 | +12.0% |
| FY 2023 | $1,778 | $2,058 | $2,325 | $3,016 | $3,180 | +5.1% |
| FY 2024 | $1,690 | $1,886 | $2,156 | $2,911 | $2,922 | -7.3% |
| FY 2025 | $1,701 | $1,713 | $2,222 | $3,114 | $3,300 | +3.1% |
| FY 2026 | $1,623 | $1,633 | $2,143 | $2,980 | $3,164 | -3.6% |
| FY 2027 | $1,461 | $1,537 | $2,010 | $2,783 | $3,112 | -6.2% |
Nearby counties
Barnstable County
$2,42229 mi · pop 230,073
Nantucket County
$3,13834 mi · pop 14,299
Bristol County
$1,79835 mi · pop 578,436
Plymouth County
$2,62942 mi · pop 531,889
Norfolk County
$2,93760 mi · pop 724,540
Suffolk County
$2,94167 mi · pop 782,172
Middlesex County
$2,82579 mi · pop 1,622,896
Essex County
$2,68386 mi · pop 807,258
Questions people ask
$2,143 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,623 for a studio, $1,633 for one bedroom, $2,980 for three and $3,164 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 Dukes actually go for?
HUD's number is one input. Search any address in Dukes for a rent estimate built from nearby comps. 3 free searches, no card.
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