HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Franklin County, Massachusetts (FY 2027)
HUD's FY 2027 Fair Market Rent for a two-bedroom in Franklin County is $1,882 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
Two-bedroom FMR
$1,882
+0.9% from FY 2026
Payment standard
$1,694–$2,070
90% to 110% of the FMR, two-bedroom
Income to afford
$75,280
a year, with rent at 30% of income
Rank in Massachusetts
12th of 14
by two-bedroom FMR, highest first
FY 2027 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 2026 |
|---|---|---|---|---|---|
| Studio | $1,311 | $1,180–$1,442 | $52,440 | $25.21/hr | +1.9% |
| 1 bedroom | $1,439 | $1,295–$1,583 | $57,560 | $27.67/hr | +1.2% |
| 2 bedroom | $1,882 | $1,694–$2,070 | $75,280 | $36.19/hr | +0.9% |
| 3 bedroom | $2,242 | $2,018–$2,466 | $89,680 | $43.12/hr | +0.2% |
| 4 bedroom | $2,473 | $2,226–$2,720 | $98,920 | $47.56/hr | +0.1% |
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 | $2,844 | $2,560–$3,128 |
| 6 bedroom Estimate | $3,215 | $2,894–$3,537 |
| 7 bedroom Estimate | $3,586 | $3,227–$3,945 |
| 8 bedroom Estimate | $3,957 | $3,561–$4,353 |
Source: HUD Office of Policy Development and Research, FY 2027 Fair Market Rents. Rents include utilities. huduser.gov
Market check
HUD's number is one input. What does a two-bedroom in Franklin actually rent for?
Search any address in Franklin for a rent estimate built from nearby comps, with the HUD figure right next to it.
No card needed
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 Franklin somewhere between $1,694 and $2,070. 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.
$1,882 a month is affordable, by HUD's 30% rule, on an income of roughly $75,280 a year. Put another way, $36 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%$1,694 | Voucher pays at 100%$1,882 | Voucher pays at 110%$2,070 |
|---|---|---|---|---|
| $2,500 | $750 | $944 | $1,132 | $1,320 |
| $4,000 | $1,200 | $494 | $682 | $870 |
Rate history
The two-bedroom rate went up 1% from FY 2026 ($1,866) to FY 2027 ($1,882). Since FY 2020 it's up 72% in total, about 8.0% a year. The Massachusetts median held flat over the same year.
| Fiscal year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $842 | $859 | $1,095 | $1,467 | $1,577 | — |
| FY 2021 | $886 | $972 | $1,245 | $1,653 | $1,781 | +13.7% |
| FY 2022 | $798 | $909 | $1,160 | $1,488 | $1,672 | -6.8% |
| FY 2023 | $856 | $988 | $1,280 | $1,586 | $1,831 | +10.3% |
| FY 2024 | $986 | $1,107 | $1,454 | $1,766 | $2,052 | +13.6% |
| FY 2025 | $1,071 | $1,191 | $1,562 | $1,882 | $2,100 | +7.4% |
| FY 2026 | $1,287 | $1,422 | $1,866 | $2,237 | $2,471 | +19.5% |
| FY 2027In effect | $1,311 | $1,439 | $1,882 | $2,242 | $2,473 | +0.9% |
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 2027 that's October 1, 2026 through September 30, 2027. In Franklin, that runs from $1,311 for a studio up to $2,473 for four bedrooms, all five rates in the table above.
Because Franklin 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, Greenfield included.
Among Massachusetts's 14 counties, Franklin ranks 12th for two-bedroom FMR. That's about 17% below the state median of $2,273 and about 77% above the national median county at $1,063. About 70,944 people live here, 12th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,680 in 01338 (Buckland) and $2,640 in 01341 (Conway), with the 30 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.
| ZIP | City | 2BR rate | vs county |
|---|---|---|---|
| 01054 | Leverett | $2,140 | +13.7% |
| 01072 | Shutesbury | $2,550 | +35.5% |
| 01093 | Whately | $2,210 | +17.4% |
| 01301 | Greenfield | $1,840 | -2.2% |
| 01302 | Greenfield | $1,880 | -0.1% |
| 01330 | Ashfield | $1,810 | -3.8% |
| 01337 | Bernardston | $1,990 | +5.7% |
| 01338 | Buckland | $1,680 | -10.7% |
| 01339 | Charlemont | $1,680 | -10.7% |
| 01340 | Colrain | $1,680 | -10.7% |
| 01341 | Conway | $2,640 | +40.3% |
| 01342 | Deerfield | $2,440 | +29.6% |
| 01344 | Erving | $1,680 | -10.7% |
| 01346 | Heath | $1,680 | -10.7% |
| 01347 | Lake Pleasant | $1,940 | +3.1% |
| 01349 | Millers Falls | $1,850 | -1.7% |
| 01350 | Monroe Bridge | $1,680 | -10.7% |
| 01351 | Montague | $2,020 | +7.3% |
| 01354 | Gill | $1,940 | +3.1% |
| 01355 | New Salem | $1,680 | -10.7% |
| 01360 | Northfield | $1,980 | +5.2% |
| 01364 | Orange | $1,680 | -10.7% |
| 01367 | Rowe | $1,680 | -10.7% |
| 01370 | Shelburne Falls | $1,680 | -10.7% |
| 01373 | South Deerfield | $1,950 | +3.6% |
| 01375 | Sunderland | $2,420 | +28.6% |
| 01376 | Turners Falls | $1,800 | -4.4% |
| 01378 | Warwick | $1,950 | +3.6% |
| 01379 | Wendell | $2,270 | +20.6% |
| 01380 | Wendell Depot | $2,020 | +7.3% |
Rates by town
Massachusetts publishes Fair Market Rents town by town instead of by county. All 26 towns in Franklin County share the same rate for FY 2027, so the county number is the town number wherever you are.
| Town | Population | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|---|
| Greenfield city | 17,664 | $1,311 | $1,439 | $1,882 | $2,242 | $2,473 |
| Montague town | 8,482 | $1,311 | $1,439 | $1,882 | $2,242 | $2,473 |
| Orange town | 7,573 | $1,311 | $1,439 | $1,882 | $2,242 | $2,473 |
| Deerfield town | 5,158 | $1,311 | $1,439 | $1,882 | $2,242 | $2,473 |
| Sunderland town | 3,641 | $1,311 | $1,439 | $1,882 | $2,242 | $2,473 |
| Northfield town | 2,872 | $1,311 | $1,439 | $1,882 | $2,242 | $2,473 |
| Bernardston town | 2,164 | $1,311 | $1,439 | $1,882 | $2,242 | $2,473 |
| Buckland town | 2,036 | $1,311 | $1,439 | $1,882 | $2,242 | $2,473 |
| Shutesbury town | 1,910 | $1,311 | $1,439 | $1,882 | $2,242 | $2,473 |
| Ashfield town | 1,893 | $1,311 | $1,439 | $1,882 | $2,242 | $2,473 |
| Conway town | 1,755 | $1,311 | $1,439 | $1,882 | $2,242 | $2,473 |
| Gill town | 1,740 | $1,311 | $1,439 | $1,882 | $2,242 | $2,473 |
| Erving town | 1,703 | $1,311 | $1,439 | $1,882 | $2,242 | $2,473 |
| Colrain town | 1,627 | $1,311 | $1,439 | $1,882 | $2,242 | $2,473 |
| Leverett town | 1,608 | $1,311 | $1,439 | $1,882 | $2,242 | $2,473 |
| Shelburne town | 1,567 | $1,311 | $1,439 | $1,882 | $2,242 | $2,473 |
| Whately town | 1,499 | $1,311 | $1,439 | $1,882 | $2,242 | $2,473 |
| Charlemont town | 1,118 | $1,311 | $1,439 | $1,882 | $2,242 | $2,473 |
| New Salem town | 1,054 | $1,311 | $1,439 | $1,882 | $2,242 | $2,473 |
| Wendell town | 850 | $1,311 | $1,439 | $1,882 | $2,242 | $2,473 |
| Warwick town | 776 | $1,311 | $1,439 | $1,882 | $2,242 | $2,473 |
| Heath town | 765 | $1,311 | $1,439 | $1,882 | $2,242 | $2,473 |
| Leyden town | 637 | $1,311 | $1,439 | $1,882 | $2,242 | $2,473 |
| Rowe town | 453 | $1,311 | $1,439 | $1,882 | $2,242 | $2,473 |
| Hawley town | 277 | $1,311 | $1,439 | $1,882 | $2,242 | $2,473 |
| Monroe town | 122 | $1,311 | $1,439 | $1,882 | $2,242 | $2,473 |
Nearby counties
Two-bedroom FMR, with how each compares to Franklin.
Hampshire County
16 mi · 162,028 people
$2,034
+8%
Hampden County
31 mi · 462,815 people
$1,800
-4%
Berkshire County
36 mi · 129,430 people
$1,726
-8%
Worcester County
42 mi · 867,788 people
$2,057
+9%
Middlesex County
67 mi · 1,638,365 people
$2,884
+53%
Norfolk County
78 mi · 730,082 people
$3,004
+60%
Suffolk County
80 mi · 785,121 people
$3,008
+60%
Essex County
83 mi · 813,054 people
$2,761
+47%
Questions people ask
$1,882 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,311 for a studio, $1,439 for one bedroom, $2,242 for three and $2,473 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 Franklin actually go for?
HUD's number is one input. Search any address in Franklin for a rent estimate built from nearby comps. Free to start, no card.
Free tier. No credit card.