HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Franklin County, Massachusetts (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Franklin County is $1,866 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,866
FY 2026, utilities included
Payment standard range
$1,679 to $2,053
90% to 110% of FMR
Income to afford 2BR
$74,640
per year, at 30% of income
Rank in Massachusetts
11th of 14
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Franklin moves to $1,882. 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 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.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $1,287 | $1,158 to $1,416 | $51,480 | $24.75/hr | +20.2% |
| 1 bedroom | $1,422 | $1,280 to $1,564 | $56,880 | $27.35/hr | +19.4% |
| 2 bedroom | $1,866 | $1,679 to $2,053 | $74,640 | $35.88/hr | +19.5% |
| 3 bedroom | $2,237 | $2,013 to $2,461 | $89,480 | $43.02/hr | +18.9% |
| 4 bedroom | $2,471 | $2,224 to $2,718 | $98,840 | $47.52/hr | +17.7% |
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 | $2,842 | $2,558 to $3,126 |
| 6 bedroom Estimate | $3,212 | $2,891 to $3,533 |
| 7 bedroom Estimate | $3,583 | $3,225 to $3,941 |
| 8 bedroom Estimate | $3,954 | $3,559 to $4,349 |
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 Franklin, that runs from $1,287 for a studio up to $2,471 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 11th for two-bedroom FMR. That's about 18% below the state median of $2,283 and about 83% above the national median county at $1,018. About 70,922 people live here, 12th in the state.
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 2026, so the county number is the town number wherever you are.
| Town | Population | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|---|
| Greenfield city | 17,662 | $1,287 | $1,422 | $1,866 | $2,237 | $2,471 |
| Montague town | 8,501 | $1,287 | $1,422 | $1,866 | $2,237 | $2,471 |
| Orange town | 7,583 | $1,287 | $1,422 | $1,866 | $2,237 | $2,471 |
| Deerfield town | 5,136 | $1,287 | $1,422 | $1,866 | $2,237 | $2,471 |
| Sunderland town | 3,653 | $1,287 | $1,422 | $1,866 | $2,237 | $2,471 |
| Northfield town | 2,875 | $1,287 | $1,422 | $1,866 | $2,237 | $2,471 |
| Bernardston town | 2,079 | $1,287 | $1,422 | $1,866 | $2,237 | $2,471 |
| Buckland town | 2,001 | $1,287 | $1,422 | $1,866 | $2,237 | $2,471 |
| Shutesbury town | 1,867 | $1,287 | $1,422 | $1,866 | $2,237 | $2,471 |
| Gill town | 1,831 | $1,287 | $1,422 | $1,866 | $2,237 | $2,471 |
| Ashfield town | 1,809 | $1,287 | $1,422 | $1,866 | $2,237 | $2,471 |
| Conway town | 1,757 | $1,287 | $1,422 | $1,866 | $2,237 | $2,471 |
| Leverett town | 1,704 | $1,287 | $1,422 | $1,866 | $2,237 | $2,471 |
| Colrain town | 1,663 | $1,287 | $1,422 | $1,866 | $2,237 | $2,471 |
| Erving town | 1,639 | $1,287 | $1,422 | $1,866 | $2,237 | $2,471 |
| Whately town | 1,521 | $1,287 | $1,422 | $1,866 | $2,237 | $2,471 |
| Shelburne town | 1,476 | $1,287 | $1,422 | $1,866 | $2,237 | $2,471 |
| New Salem town | 1,058 | $1,287 | $1,422 | $1,866 | $2,237 | $2,471 |
| Charlemont town | 1,054 | $1,287 | $1,422 | $1,866 | $2,237 | $2,471 |
| Warwick town | 861 | $1,287 | $1,422 | $1,866 | $2,237 | $2,471 |
| Wendell town | 816 | $1,287 | $1,422 | $1,866 | $2,237 | $2,471 |
| Heath town | 782 | $1,287 | $1,422 | $1,866 | $2,237 | $2,471 |
| Leyden town | 650 | $1,287 | $1,422 | $1,866 | $2,237 | $2,471 |
| Rowe town | 469 | $1,287 | $1,422 | $1,866 | $2,237 | $2,471 |
| Hawley town | 360 | $1,287 | $1,422 | $1,866 | $2,237 | $2,471 |
| Monroe town | 115 | $1,287 | $1,422 | $1,866 | $2,237 | $2,471 |
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,420 in 01330 (Ashfield) and $2,580 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 | $2,290 | +22.7% |
| 01072 | Shutesbury | $2,550 | +36.7% |
| 01093 | Whately | $2,170 | +16.3% |
| 01301 | Greenfield | $1,820 | -2.5% |
| 01302 | Greenfield | $1,870 | +0.2% |
| 01330 | Ashfield | $1,420 | -23.9% |
| 01337 | Bernardston | $1,800 | -3.5% |
| 01338 | Buckland | $1,640 | -12.1% |
| 01339 | Charlemont | $1,670 | -10.5% |
| 01340 | Colrain | $1,690 | -9.4% |
| 01341 | Conway | $2,580 | +38.3% |
| 01342 | Deerfield | $2,460 | +31.8% |
| 01344 | Erving | $1,470 | -21.2% |
| 01346 | Heath | $1,680 | -10.0% |
| 01347 | Lake Pleasant | $1,990 | +6.6% |
| 01349 | Millers Falls | $1,850 | -0.9% |
| 01350 | Monroe Bridge | $1,500 | -19.6% |
| 01351 | Montague | $2,120 | +13.6% |
| 01354 | Gill | $1,980 | +6.1% |
| 01355 | New Salem | $1,690 | -9.4% |
| 01360 | Northfield | $1,930 | +3.4% |
| 01364 | Orange | $1,450 | -22.3% |
| 01367 | Rowe | $1,510 | -19.1% |
| 01370 | Shelburne Falls | $1,680 | -10.0% |
| 01373 | South Deerfield | $1,900 | +1.8% |
| 01375 | Sunderland | $2,400 | +28.6% |
| 01376 | Turners Falls | $1,750 | -6.2% |
| 01378 | Warwick | $1,650 | -11.6% |
| 01379 | Wendell | $1,880 | +0.8% |
| 01380 | Wendell Depot | $1,460 | -21.8% |
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 $1,679 and $2,053. 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.
$1,866 a month is affordable, by HUD's 30% rule, on an income of roughly $74,640 a year. Put another way, $36 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% ($1,679) | HAP at 100% ($1,866) | HAP at 110% ($2,053) |
|---|---|---|---|---|
| $2,500 | $750 | $929 | $1,116 | $1,303 |
| $4,000 | $1,200 | $479 | $666 | $853 |
Rate history
The two-bedroom rate went up 19% from FY 2025 ($1,562) to FY 2026 ($1,866). Since FY 2020 it's up 70% in total, about 9.3% 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 | $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 2027 | $1,311 | $1,439 | $1,882 | $2,242 | $2,473 | +0.9% |
Nearby counties
Hampshire County
$2,00416 mi · pop 156,595
Hampden County
$1,73431 mi · pop 462,853
Berkshire County
$1,65736 mi · pop 128,047
Worcester County
$1,99742 mi · pop 861,664
Middlesex County
$2,82567 mi · pop 1,622,896
Norfolk County
$2,93778 mi · pop 724,540
Suffolk County
$2,94180 mi · pop 782,172
Essex County
$2,68383 mi · pop 807,258
Questions people ask
$1,866 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,287 for a studio, $1,422 for one bedroom, $2,237 for three and $2,471 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 Franklin actually go for?
HUD's number is one input. Search any address in Franklin for a rent estimate built from nearby comps. 3 free searches, no card.
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