HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Worcester County, Massachusetts (FY 2026)
A two-bedroom in Worcester County carries a FY 2026 Fair Market Rent of $1,997 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Worcester keys off that figure.
2 bedroom FMR
$1,997
FY 2026, utilities included
Payment standard range
$1,797 to $2,197
90% to 110% of FMR
Income to afford 2BR
$79,880
per year, at 30% of income
Rank in Massachusetts
10th of 14
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Worcester moves to $2,057. 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 Worcester actually rent for?
Search any address in Worcester 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 | $1,493 | $1,344 to $1,642 | $59,720 | $28.71/hr | +9.6% |
| 1 bedroom | $1,558 | $1,402 to $1,714 | $62,320 | $29.96/hr | +9.4% |
| 2 bedroom | $1,997 | $1,797 to $2,197 | $79,880 | $38.40/hr | +9.2% |
| 3 bedroom | $2,534 | $2,281 to $2,787 | $101,360 | $48.73/hr | +9.7% |
| 4 bedroom | $2,846 | $2,561 to $3,131 | $113,840 | $54.73/hr | +10.3% |
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 | $3,273 | $2,946 to $3,600 |
| 6 bedroom Estimate | $3,700 | $3,330 to $4,070 |
| 7 bedroom Estimate | $4,127 | $3,714 to $4,540 |
| 8 bedroom Estimate | $4,554 | $4,099 to $5,009 |
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 Worcester, that runs from $1,493 for a studio up to $2,846 for four bedrooms, all five rates in the table above.
Worcester is its own HUD metro area (Worcester, MA), so the rate here is set from rents inside the county rather than a wider region.
Among Massachusetts's 14 counties, Worcester ranks 10th for two-bedroom FMR. That's about 13% below the state median of $2,283 and about 96% above the national median county at $1,018. About 861,664 people live here, 2nd in the state.
Rates by town
Massachusetts publishes Fair Market Rents town by town instead of by county. The 60 towns in Worcester County don't all get the same number. Two-bedroom rates run from $1,532 to $2,166 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 |
|---|---|---|---|---|---|---|
| Worcester city | 205,501 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Leominster city | 43,697 | $1,206 | $1,410 | $1,749 | $2,247 | $2,637 |
| Fitchburg city | 41,633 | $1,206 | $1,410 | $1,749 | $2,247 | $2,637 |
| Shrewsbury town | 38,440 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Milford townHighest | 30,304 | $1,493 | $1,651 | $2,166 | $3,012 | $3,380 |
| Westborough town | 21,591 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Gardner city | 21,075 | $1,206 | $1,410 | $1,749 | $2,247 | $2,637 |
| Holden town | 19,885 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Grafton town | 19,771 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Southbridge Town city | 17,806 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Webster town | 17,674 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Auburn town | 16,840 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Northbridge town | 16,358 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Northborough town | 15,694 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Clinton town | 15,430 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Uxbridge town | 14,318 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Millbury town | 13,899 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Charlton town | 13,359 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Oxford town | 13,349 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Spencer town | 11,961 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Athol townLowest | 11,937 | $1,096 | $1,200 | $1,532 | $2,131 | $2,570 |
| Dudley town | 11,886 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Lunenburg town | 11,804 | $1,206 | $1,410 | $1,749 | $2,247 | $2,637 |
| Leicester town | 11,076 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Southborough town | 10,441 | $1,493 | $1,651 | $2,166 | $3,012 | $3,380 |
| Winchendon town | 10,392 | $1,206 | $1,410 | $1,749 | $2,247 | $2,637 |
| Sturbridge town | 9,889 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Sutton town | 9,383 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Blackstone town | 9,211 | $1,493 | $1,651 | $2,166 | $3,012 | $3,380 |
| Rutland town | 9,202 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Douglas town | 9,096 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Lancaster town | 8,470 | $1,493 | $1,651 | $2,166 | $3,012 | $3,380 |
| Westminster town | 8,289 | $1,206 | $1,410 | $1,749 | $2,247 | $2,637 |
| Templeton town | 8,187 | $1,206 | $1,410 | $1,749 | $2,247 | $2,637 |
| Sterling town | 8,111 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Upton town | 8,095 | $1,493 | $1,651 | $2,166 | $3,012 | $3,380 |
| West Boylston town | 7,732 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Harvard town | 6,881 | $1,493 | $1,651 | $2,166 | $3,012 | $3,380 |
| Ashburnham town | 6,357 | $1,206 | $1,410 | $1,749 | $2,247 | $2,637 |
| Mendon town | 6,266 | $1,493 | $1,651 | $2,166 | $3,012 | $3,380 |
| Hopedale town | 6,024 | $1,493 | $1,651 | $2,166 | $3,012 | $3,380 |
| Bolton town | 5,698 | $1,493 | $1,651 | $2,166 | $3,012 | $3,380 |
| Barre town | 5,535 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Paxton town | 4,996 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Warren town | 4,981 | $1,096 | $1,200 | $1,532 | $2,131 | $2,570 |
| Boylston town | 4,896 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| North Brookfield town | 4,739 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Hubbardston town | 4,339 | $1,096 | $1,200 | $1,532 | $2,131 | $2,570 |
| West Brookfield town | 3,830 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Princeton town | 3,500 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Brookfield town | 3,442 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Berlin town | 3,311 | $1,493 | $1,651 | $2,166 | $3,012 | $3,380 |
| Millville town | 3,156 | $1,493 | $1,651 | $2,166 | $3,012 | $3,380 |
| Hardwick town | 2,671 | $1,096 | $1,200 | $1,532 | $2,131 | $2,570 |
| East Brookfield town | 2,120 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Phillipston town | 1,915 | $1,096 | $1,200 | $1,532 | $2,131 | $2,570 |
| Oakham town | 1,623 | $1,588 | $1,599 | $2,056 | $2,548 | $2,825 |
| Royalston town | 1,500 | $1,096 | $1,200 | $1,532 | $2,131 | $2,570 |
| Petersham town | 1,173 | $1,096 | $1,200 | $1,532 | $2,131 | $2,570 |
| New Braintree town | 925 | $1,096 | $1,200 | $1,532 | $2,131 | $2,570 |
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,490 in 01094 (Wheelwright) and $3,080 in 01532 (Northborough), with the 97 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 |
|---|---|---|---|
| 01005 | Barre | $1,740 | -12.9% |
| 01031 | Gilbertville | $1,600 | -19.9% |
| 01037 | Hardwick | $1,630 | -18.4% |
| 01068 | Oakham | $1,930 | -3.4% |
| 01074 | South Barre | $1,670 | -16.4% |
| 01083 | Warren | $1,690 | -15.4% |
| 01092 | West Warren | $1,590 | -20.4% |
| 01094 | Wheelwright | $1,490 | -25.4% |
| 01331 | Athol | $1,500 | -24.9% |
| 01366 | Petersham | $1,740 | -12.9% |
| 01368 | Royalston | $1,720 | -13.9% |
| 01420 | Fitchburg | $1,660 | -16.9% |
| 01430 | Ashburnham | $2,620 | +31.2% |
| 01434 | Devens | $2,560 | +28.2% |
| 01436 | Baldwinville | $1,710 | -14.4% |
| 01438 | East Templeton | $1,870 | -6.4% |
| 01440 | Gardner | $1,560 | -21.9% |
| 01441 | Westminster | $1,970 | -1.4% |
| 01451 | Harvard | $2,560 | +28.2% |
| 01452 | Hubbardston | $1,670 | -16.4% |
| 01453 | Leominster | $1,850 | -7.4% |
| 01462 | Lunenburg | $2,620 | +31.2% |
| 01467 | Still River | $1,860 | -6.9% |
| 01468 | Templeton | $1,930 | -3.4% |
| 01473 | Westminster | $2,490 | +24.7% |
| 01475 | Winchendon | $1,730 | -13.4% |
| 01501 | Auburn | $1,800 | -9.9% |
| 01503 | Berlin | $2,560 | +28.2% |
| 01504 | Blackstone | $2,560 | +28.2% |
| 01505 | Boylston | $2,520 | +26.2% |
| 01506 | Brookfield | $1,670 | -16.4% |
| 01507 | Charlton | $1,810 | -9.4% |
| 01508 | Charlton City | $1,990 | -0.4% |
| 01509 | Charlton Depot | $1,990 | -0.4% |
| 01510 | Clinton | $1,990 | -0.4% |
| 01515 | East Brookfield | $1,670 | -16.4% |
| 01516 | Douglas | $2,150 | +7.7% |
| 01518 | Fiskdale | $1,980 | -0.9% |
| 01519 | Grafton | $2,970 | +48.7% |
| 01520 | Holden | $2,450 | +22.7% |
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 Worcester somewhere between $1,797 and $2,197. 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.
$1,997 a month is affordable, by HUD's 30% rule, on an income of roughly $79,880 a year. Put another way, $38 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% ($1,797) | HAP at 100% ($1,997) | HAP at 110% ($2,197) |
|---|---|---|---|---|
| $2,500 | $750 | $1,047 | $1,247 | $1,447 |
| $4,000 | $1,200 | $597 | $797 | $997 |
Rate history
The two-bedroom rate went up 9% from FY 2025 ($1,829) to FY 2026 ($1,997). Since FY 2020 it's up 53% in total, about 7.3% 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 | $950 | $1,017 | $1,306 | $1,635 | $1,809 | — |
| FY 2021 | $983 | $1,042 | $1,344 | $1,678 | $1,875 | +2.9% |
| FY 2022 | $1,029 | $1,085 | $1,402 | $1,750 | $1,969 | +4.3% |
| FY 2023 | $1,164 | $1,219 | $1,575 | $1,967 | $2,211 | +12.3% |
| FY 2024 | $1,234 | $1,291 | $1,663 | $2,089 | $2,328 | +5.6% |
| FY 2025 | $1,362 | $1,424 | $1,829 | $2,310 | $2,580 | +10.0% |
| FY 2026 | $1,493 | $1,558 | $1,997 | $2,534 | $2,846 | +9.2% |
| FY 2027 | $1,541 | $1,611 | $2,057 | $2,624 | $2,988 | +3.0% |
Nearby counties
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Franklin County
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Hampshire County
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Essex County
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Questions people ask
$1,997 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,493 for a studio, $1,558 for one bedroom, $2,534 for three and $2,846 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 Worcester actually go for?
HUD's number is one input. Search any address in Worcester for a rent estimate built from nearby comps. 3 free searches, no card.
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