HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Sibley County, Minnesota (FY 2026)
$973 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Sibley County, and it's the baseline every voucher in Sibley is measured against.
2 bedroom FMR
$973
FY 2026, utilities included
Payment standard range
$876 to $1,070
90% to 110% of FMR
Income to afford 2BR
$38,920
per year, at 30% of income
Rank in Minnesota
80th of 87
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Sibley moves to $1,014. That's up 4%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Sibley actually rent for?
Search any address in Sibley 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 | $671 | $604 to $738 | $26,840 | $12.90/hr | +4.8% |
| 1 bedroom | $742 | $668 to $816 | $29,680 | $14.27/hr | +4.4% |
| 2 bedroom | $973 | $876 to $1,070 | $38,920 | $18.71/hr | +4.3% |
| 3 bedroom | $1,299 | $1,169 to $1,429 | $51,960 | $24.98/hr | +5.4% |
| 4 bedroom | $1,304 | $1,174 to $1,434 | $52,160 | $25.08/hr | +5.4% |
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 | $1,500 | $1,350 to $1,650 |
| 6 bedroom Estimate | $1,695 | $1,526 to $1,865 |
| 7 bedroom Estimate | $1,891 | $1,702 to $2,080 |
| 8 bedroom Estimate | $2,086 | $1,877 to $2,295 |
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 Sibley, that runs from $671 for a studio up to $1,304 for four bedrooms, all five rates in the table above.
Because Sibley 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, Arlington included.
Among Minnesota's 87 counties, Sibley ranks 80th for two-bedroom FMR. That's about 3% below the state median of $999 and about 4% below the national median county at $1,018. About 14,950 people live here, 56th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $970 in 55366 (New Auburn) and $1,520 in 55338 (Green Isle), with the 7 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.
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 Sibley somewhere between $876 and $1,070. 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.
$973 a month is affordable, by HUD's 30% rule, on an income of roughly $38,920 a year. Put another way, $19 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% ($876) | HAP at 100% ($973) | HAP at 110% ($1,070) |
|---|---|---|---|---|
| $2,500 | $750 | $126 | $223 | $320 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 4% from FY 2025 ($933) to FY 2026 ($973). Since FY 2020 it's up 24% in total, about 3.6% a year. The Minnesota median moved up 7% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $531 | $621 | $785 | $1,052 | $1,167 | — |
| FY 2021 | $555 | $660 | $808 | $1,070 | $1,194 | +2.9% |
| FY 2022 | $521 | $637 | $784 | $991 | $1,134 | -3.0% |
| FY 2023 | $574 | $692 | $858 | $1,095 | $1,190 | +9.4% |
| FY 2024 | $662 | $762 | $977 | $1,245 | $1,301 | +13.9% |
| FY 2025 | $640 | $711 | $933 | $1,232 | $1,237 | -4.5% |
| FY 2026 | $671 | $742 | $973 | $1,299 | $1,304 | +4.3% |
| FY 2027 | $706 | $775 | $1,014 | $1,404 | $1,695 | +4.2% |
Nearby counties
McLeod County
$99916 mi · pop 36,727
Nicollet County
$1,17120 mi · pop 34,380
Carver County
$1,70926 mi · pop 107,216
Le Sueur County
$1,07829 mi · pop 28,795
Brown County
$97334 mi · pop 25,880
Scott County
$1,70936 mi · pop 151,347
Blue Earth County
$1,17138 mi · pop 69,022
Renville County
$97338 mi · pop 14,707
Questions people ask
$973 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $671 for a studio, $742 for one bedroom, $1,299 for three and $1,304 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 Sibley actually go for?
HUD's number is one input. Search any address in Sibley for a rent estimate built from nearby comps. 3 free searches, no card.
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