HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Beltrami County, Minnesota (FY 2027)
A two-bedroom in Beltrami County carries a FY 2027 Fair Market Rent of $1,230 a month, effective October 1, 2026 through September 30, 2027. Everything Section 8 pays in Beltrami keys off that figure.
Two-bedroom FMR
$1,230
+8.4% from FY 2026
Payment standard
$1,107–$1,353
90% to 110% of the FMR, two-bedroom
Income to afford
$49,200
a year, with rent at 30% of income
Rank in Minnesota
19th of 87
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 | $883 | $795–$971 | $35,320 | $16.98/hr | +1.5% |
| 1 bedroom | $940 | $846–$1,034 | $37,600 | $18.08/hr | +7.3% |
| 2 bedroom | $1,230 | $1,107–$1,353 | $49,200 | $23.65/hr | +8.4% |
| 3 bedroom | $1,466 | $1,319–$1,613 | $58,640 | $28.19/hr | +7.7% |
| 4 bedroom | $2,041 | $1,837–$2,245 | $81,640 | $39.25/hr | +19.0% |
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 | $2,347 | $2,112–$2,582 |
| 6 bedroom Estimate | $2,653 | $2,388–$2,918 |
| 7 bedroom Estimate | $2,959 | $2,663–$3,255 |
| 8 bedroom Estimate | $3,266 | $2,939–$3,593 |
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 Beltrami actually rent for?
Search any address in Beltrami for a rent estimate built from nearby comps, with the HUD figure right next to it.
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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 Beltrami somewhere between $1,107 and $1,353. 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.
$1,230 a month is affordable, by HUD's 30% rule, on an income of roughly $49,200 a year. Put another way, $24 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%$1,107 | Voucher pays at 100%$1,230 | Voucher pays at 110%$1,353 |
|---|---|---|---|---|
| $2,500 | $750 | $357 | $480 | $603 |
| $4,000 | $1,200 | $0 | $30 | $153 |
Rate history
The two-bedroom rate went up 8% from FY 2026 ($1,135) to FY 2027 ($1,230). Since FY 2020 it's up 55% in total, about 6.5% a year. The Minnesota median moved up 5% over the same year.
| Fiscal year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $518 | $603 | $794 | $1,047 | $1,076 | — |
| FY 2021 | $525 | $604 | $796 | $1,035 | $1,114 | +0.3% |
| FY 2022 | $605 | $692 | $910 | $1,137 | $1,314 | +14.3% |
| FY 2023 | $702 | $798 | $1,050 | $1,278 | $1,522 | +15.4% |
| FY 2024 | $820 | $851 | $1,118 | $1,352 | $1,576 | +6.5% |
| FY 2025 | $802 | $832 | $1,092 | $1,316 | $1,549 | -2.3% |
| FY 2026 | $870 | $876 | $1,135 | $1,361 | $1,715 | +3.9% |
| FY 2027In effect | $883 | $940 | $1,230 | $1,466 | $2,041 | +8.4% |
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 Beltrami, that runs from $883 for a studio up to $2,041 for four bedrooms, all five rates in the table above.
Because Beltrami 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, Bemidji included.
Among Minnesota's 87 counties, Beltrami ranks 19th for two-bedroom FMR. That's about 17% above the state median of $1,048 and about 16% above the national median county at $1,063. About 46,512 people live here, 21st in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,030 in 56630 (Blackduck) and $1,250 in 56601 (Bemidji), with the 13 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 |
|---|---|---|---|
| 56601 | Bemidji | $1,250 | +1.6% |
| 56619 | Bemidji | $1,230 | 0.0% |
| 56630 | Blackduck | $1,030 | -16.3% |
| 56647 | Hines | $1,030 | -16.3% |
| 56650 | Kelliher | $1,030 | -16.3% |
| 56663 | Pennington | $1,040 | -15.4% |
| 56666 | Ponemah | $1,030 | -16.3% |
| 56667 | Puposky | $1,210 | -1.6% |
| 56670 | Redby | $1,030 | -16.3% |
| 56671 | Redlake | $1,030 | -16.3% |
| 56678 | Solway | $1,250 | +1.6% |
| 56683 | Tenstrike | $1,200 | -2.4% |
| 56685 | Waskish | $1,040 | -15.4% |
| 56687 | Wilton | $1,230County rate | — |
Nearby counties
Two-bedroom FMR, with how each compares to Beltrami.
Clearwater County
27 mi · 8,616 people
$1,014
-18%
Hubbard County
45 mi · 21,831 people
$1,020
-17%
Cass County
55 mi · 30,992 people
$1,014
-18%
Mahnomen County
57 mi · 5,358 people
$1,014
-18%
Red Lake County
58 mi · 3,915 people
$1,014
-18%
Itasca County
62 mi · 45,275 people
$1,164
-5%
Koochiching County
62 mi · 11,833 people
$1,014
-18%
Pennington County
62 mi · 13,791 people
$1,142
-7%
Questions people ask
$1,230 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $883 for a studio, $940 for one bedroom, $1,466 for three and $2,041 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 Beltrami actually go for?
HUD's number is one input. Search any address in Beltrami for a rent estimate built from nearby comps. Free to start, no card.
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