HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Plymouth County, Massachusetts (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Plymouth County is $2,629 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$2,629
FY 2026, utilities included
Payment standard range
$2,366 to $2,892
90% to 110% of FMR
Income to afford 2BR
$105,160
per year, at 30% of income
Rank in Massachusetts
6th of 14
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Plymouth moves to $2,713. That's up 3%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Plymouth actually rent for?
Search any address in Plymouth 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 | $1,999 | $1,799 to $2,199 | $79,960 | $38.44/hr | +3.1% |
| 1 bedroom | $2,122 | $1,910 to $2,334 | $84,880 | $40.81/hr | +4.7% |
| 2 bedroom | $2,629 | $2,366 to $2,892 | $105,160 | $50.56/hr | +5.2% |
| 3 bedroom | $3,211 | $2,890 to $3,532 | $128,440 | $61.75/hr | +4.4% |
| 4 bedroom | $3,481 | $3,133 to $3,829 | $139,240 | $66.94/hr | +3.6% |
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 | $4,003 | $3,603 to $4,403 |
| 6 bedroom Estimate | $4,525 | $4,073 to $4,978 |
| 7 bedroom Estimate | $5,047 | $4,542 to $5,552 |
| 8 bedroom Estimate | $5,570 | $5,013 to $6,127 |
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 Plymouth, that runs from $1,999 for a studio up to $3,481 for four bedrooms, all five rates in the table above.
Plymouth is its own HUD metro area (Brockton, MA), so the rate here is set from rents inside the county rather than a wider region.
Among Massachusetts's 14 counties, Plymouth ranks 6th for two-bedroom FMR. That's about 15% above the state median of $2,283 and about 158% above the national median county at $1,018. About 531,889 people live here, 7th in the state.
Rates by town
Massachusetts publishes Fair Market Rents town by town instead of by county. The 27 towns in Plymouth County don't all get the same number. Two-bedroom rates run from $2,311 to $2,941 depending on the town, so the headline figure above is a population-weighted average and the town table is the one to use.
| Town | Population | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|---|
| Brockton cityLowest | 105,080 | $1,631 | $1,761 | $2,311 | $2,889 | $3,060 |
| Plymouth townHighest | 62,656 | $2,359 | $2,476 | $2,941 | $3,526 | $3,894 |
| Bridgewater city | 28,669 | $1,631 | $1,761 | $2,311 | $2,889 | $3,060 |
| Marshfield town | 25,795 | $2,359 | $2,476 | $2,941 | $3,526 | $3,894 |
| Middleborough town | 24,360 | $1,631 | $1,761 | $2,311 | $2,889 | $3,060 |
| Hingham town | 24,185 | $2,359 | $2,476 | $2,941 | $3,526 | $3,894 |
| Wareham town | 23,226 | $2,359 | $2,476 | $2,941 | $3,526 | $3,894 |
| Scituate town | 19,145 | $2,359 | $2,476 | $2,941 | $3,526 | $3,894 |
| Pembroke town | 18,335 | $2,359 | $2,476 | $2,941 | $3,526 | $3,894 |
| Rockland town | 17,709 | $2,359 | $2,476 | $2,941 | $3,526 | $3,894 |
| Abington town | 17,008 | $1,631 | $1,761 | $2,311 | $2,889 | $3,060 |
| Duxbury town | 16,110 | $2,359 | $2,476 | $2,941 | $3,526 | $3,894 |
| Whitman town | 15,215 | $1,631 | $1,761 | $2,311 | $2,889 | $3,060 |
| Hanover town | 14,800 | $2,359 | $2,476 | $2,941 | $3,526 | $3,894 |
| East Bridgewater town | 14,420 | $1,631 | $1,761 | $2,311 | $2,889 | $3,060 |
| Kingston town | 13,782 | $2,359 | $2,476 | $2,941 | $3,526 | $3,894 |
| Lakeville town | 11,732 | $1,631 | $1,761 | $2,311 | $2,889 | $3,060 |
| Carver town | 11,645 | $2,359 | $2,476 | $2,941 | $3,526 | $3,894 |
| Norwell town | 11,309 | $2,359 | $2,476 | $2,941 | $3,526 | $3,894 |
| Hanson town | 10,615 | $1,631 | $1,761 | $2,311 | $2,889 | $3,060 |
| Hull town | 10,098 | $2,359 | $2,476 | $2,941 | $3,526 | $3,894 |
| Halifax town | 7,734 | $1,631 | $1,761 | $2,311 | $2,889 | $3,060 |
| West Bridgewater town | 7,682 | $1,631 | $1,761 | $2,311 | $2,889 | $3,060 |
| Mattapoisett town | 6,563 | $1,631 | $1,761 | $2,311 | $2,889 | $3,060 |
| Rochester town | 5,770 | $1,631 | $1,761 | $2,311 | $2,889 | $3,060 |
| Marion town | 5,312 | $1,631 | $1,761 | $2,311 | $2,889 | $3,060 |
| Plympton town | 2,934 | $1,631 | $1,761 | $2,311 | $2,889 | $3,060 |
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,980 in 02770 (Rochester) and $3,130 in 02341 (Hanson), with the 53 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 |
|---|---|---|---|
| 02018 | Accord | $2,560 | -2.6% |
| 02020 | Brant Rock | $2,560 | -2.6% |
| 02040 | Greenbush | $2,629County rate | — |
| 02041 | Green Harbor | $2,560 | -2.6% |
| 02043 | Hingham | $2,930 | +11.4% |
| 02044 | Hingham | $2,629County rate | — |
| 02045 | Hull | $2,640 | +0.4% |
| 02047 | Humarock | $2,560 | -2.6% |
| 02050 | Marshfield | $2,560 | -2.6% |
| 02051 | Marshfield Hills | $2,560 | -2.6% |
| 02055 | Minot | $2,629County rate | — |
| 02059 | North Marshfield | $2,560 | -2.6% |
| 02060 | North Scituate | $2,560 | -2.6% |
| 02061 | Norwell | $2,930 | +11.4% |
| 02065 | Ocean Bluff | $2,560 | -2.6% |
| 02066 | Scituate | $2,560 | -2.6% |
| 02301 | Brockton | $2,240 | -14.8% |
| 02302 | Brockton | $2,560 | -2.6% |
| 02303 | Brockton | $2,330 | -11.4% |
| 02304 | Brockton | $2,330 | -11.4% |
| 02305 | Brockton | $2,330 | -11.4% |
| 02324 | Bridgewater | $2,660 | +1.2% |
| 02325 | Bridgewater | $2,660 | +1.2% |
| 02327 | Bryantville | $2,560 | -2.6% |
| 02330 | Carver | $2,630 | +0.0% |
| 02331 | Duxbury | $2,560 | -2.6% |
| 02332 | Duxbury | $2,620 | -0.3% |
| 02333 | East Bridgewater | $2,140 | -18.6% |
| 02337 | Elmwood | $2,330 | -11.4% |
| 02338 | Halifax | $2,560 | -2.6% |
| 02339 | Hanover | $2,560 | -2.6% |
| 02340 | Hanover | $2,629County rate | — |
| 02341 | Hanson | $3,130 | +19.1% |
| 02344 | Middleboro | $2,629County rate | — |
| 02345 | Manomet | $2,560 | -2.6% |
| 02346 | Middleboro | $2,560 | -2.6% |
| 02347 | Lakeville | $2,550 | -3.0% |
| 02348 | Lakeville | $2,629County rate | — |
| 02349 | Middleboro | $2,629County rate | — |
| 02350 | Monponsett | $3,130 | +19.1% |
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 Plymouth somewhere between $2,366 and $2,892. 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.
$2,629 a month is affordable, by HUD's 30% rule, on an income of roughly $105,160 a year. Put another way, $51 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% ($2,366) | HAP at 100% ($2,629) | HAP at 110% ($2,892) |
|---|---|---|---|---|
| $2,500 | $750 | $1,616 | $1,879 | $2,142 |
| $4,000 | $1,200 | $1,166 | $1,429 | $1,692 |
Rate history
The two-bedroom rate went up 5% from FY 2025 ($2,499) to FY 2026 ($2,629). Since FY 2020 it's up 36% in total, about 5.3% 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 | $1,397 | $1,539 | $1,929 | $2,410 | $2,696 | — |
| FY 2021 | $1,394 | $1,563 | $1,957 | $2,449 | $2,740 | +1.5% |
| FY 2022 | $1,482 | $1,655 | $2,069 | $2,583 | $2,888 | +5.7% |
| FY 2023 | $1,646 | $1,817 | $2,260 | $2,802 | $3,135 | +9.2% |
| FY 2024 | $1,814 | $1,945 | $2,403 | $2,961 | $3,285 | +6.3% |
| FY 2025 | $1,938 | $2,027 | $2,499 | $3,077 | $3,361 | +4.0% |
| FY 2026 | $1,999 | $2,122 | $2,629 | $3,211 | $3,481 | +5.2% |
| FY 2027 | $2,064 | $2,185 | $2,713 | $3,303 | $3,565 | +3.2% |
Nearby counties
Bristol County
$1,79821 mi · pop 578,436
Norfolk County
$2,93722 mi · pop 724,540
Suffolk County
$2,94126 mi · pop 782,172
Barnstable County
$2,42234 mi · pop 230,073
Middlesex County
$2,82539 mi · pop 1,622,896
Dukes County
$2,14342 mi · pop 20,751
Essex County
$2,68344 mi · pop 807,258
Worcester County
$1,99756 mi · pop 861,664
Questions people ask
$2,629 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,999 for a studio, $2,122 for one bedroom, $3,211 for three and $3,481 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 Plymouth actually go for?
HUD's number is one input. Search any address in Plymouth for a rent estimate built from nearby comps. 3 free searches, no card.
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