HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Nantucket County, Massachusetts (FY 2026)
$3,138 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Nantucket County, and it's the baseline every voucher in Nantucket is measured against.
2 bedroom FMR
$3,138
FY 2026, utilities included
Payment standard range
$2,824 to $3,452
90% to 110% of FMR
Income to afford 2BR
$125,520
per year, at 30% of income
Rank in Massachusetts
1st of 14
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Nantucket moves to $3,583. That's up 14%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Nantucket actually rent for?
Search any address in Nantucket 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 | $2,409 | $2,168 to $2,650 | $96,360 | $46.33/hr | +4.8% |
| 1 bedroom | $2,425 | $2,183 to $2,668 | $97,000 | $46.63/hr | -0.5% |
| 2 bedroom | $3,138 | $2,824 to $3,452 | $125,520 | $60.35/hr | +10.4% |
| 3 bedroom | $4,143 | $3,729 to $4,557 | $165,720 | $79.67/hr | +21.0% |
| 4 bedroom | $5,260 | $4,734 to $5,786 | $210,400 | $101.15/hr | +10.2% |
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 | $6,049 | $5,444 to $6,654 |
| 6 bedroom Estimate | $6,838 | $6,154 to $7,522 |
| 7 bedroom Estimate | $7,627 | $6,864 to $8,390 |
| 8 bedroom Estimate | $8,416 | $7,574 to $9,258 |
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 Nantucket, that runs from $2,409 for a studio up to $5,260 for four bedrooms, all five rates in the table above.
Because Nantucket 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, Nantucket included.
Among Massachusetts's 14 counties, Nantucket ranks 1st for two-bedroom FMR. That's about 37% above the state median of $2,283 and about 208% above the national median county at $1,018. About 14,299 people live here, 14th in the state.
Rates by town
Massachusetts publishes Fair Market Rents town by town instead of by county. Nantucket County has just the one town, so its rate for FY 2026 is the county number too.
| Town | Population | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|---|
| Nantucket town | 14,299 | $2,409 | $2,425 | $3,138 | $4,143 | $5,260 |
Rates by ZIP code
HUD also publishes Small Area FMRs by ZIP code. For the 3 ZIP codes it covers in Nantucket, the two-bedroom rate is $3,140 across the board, so there's no ZIP-level story here.
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 Nantucket somewhere between $2,824 and $3,452. 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.
$3,138 a month is affordable, by HUD's 30% rule, on an income of roughly $125,520 a year. Put another way, $60 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% ($2,824) | HAP at 100% ($3,138) | HAP at 110% ($3,452) |
|---|---|---|---|---|
| $2,500 | $750 | $2,074 | $2,388 | $2,702 |
| $4,000 | $1,200 | $1,624 | $1,938 | $2,252 |
Rate history
The two-bedroom rate went up 10% from FY 2025 ($2,842) to FY 2026 ($3,138). Since FY 2020 it's up 83% in total, about 10.6% 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 | $1,248 | $1,305 | $1,719 | $2,320 | $2,329 | — |
| FY 2021 | $1,335 | $1,761 | $2,023 | $2,733 | $2,743 | +17.7% |
| FY 2022 | $1,587 | $1,848 | $2,388 | $3,236 | $3,438 | +18.0% |
| FY 2023 | $1,750 | $2,009 | $2,618 | $3,219 | $3,580 | +9.6% |
| FY 2024 | $1,910 | $1,922 | $2,526 | $3,096 | $3,423 | -3.5% |
| FY 2025 | $2,298 | $2,436 | $2,842 | $3,424 | $4,772 | +12.5% |
| FY 2026 | $2,409 | $2,425 | $3,138 | $4,143 | $5,260 | +10.4% |
| FY 2027 | $2,495 | $2,739 | $3,583 | $4,269 | $5,392 | +14.2% |
Nearby counties
Barnstable County
$2,42233 mi · pop 230,073
Dukes County
$2,14334 mi · pop 20,751
Plymouth County
$2,62965 mi · pop 531,889
Bristol County
$1,79866 mi · pop 578,436
Norfolk County
$2,93786 mi · pop 724,540
Suffolk County
$2,94191 mi · pop 782,172
Middlesex County
$2,825104 mi · pop 1,622,896
Essex County
$2,683106 mi · pop 807,258
Questions people ask
$3,138 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $2,409 for a studio, $2,425 for one bedroom, $4,143 for three and $5,260 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 Nantucket actually go for?
HUD's number is one input. Search any address in Nantucket for a rent estimate built from nearby comps. 3 free searches, no card.
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