HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Franklin County, Missouri (FY 2027)
A two-bedroom in Franklin County carries a FY 2027 Fair Market Rent of $1,349 a month, effective October 1, 2026 through September 30, 2027. Everything Section 8 pays in Franklin keys off that figure.
Two-bedroom FMR
$1,349
+10.8% from FY 2026
Payment standard
$1,214–$1,484
90% to 110% of the FMR, two-bedroom
Income to afford
$53,960
a year, with rent at 30% of income
Rank in Missouri
10th of 116
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 | $1,064 | $958–$1,170 | $42,560 | $20.46/hr | +11.4% |
| 1 bedroom | $1,104 | $994–$1,214 | $44,160 | $21.23/hr | +11.0% |
| 2 bedroom | $1,349 | $1,214–$1,484 | $53,960 | $25.94/hr | +10.8% |
| 3 bedroom | $1,731 | $1,558–$1,904 | $69,240 | $33.29/hr | +10.4% |
| 4 bedroom | $1,997 | $1,797–$2,197 | $79,880 | $38.40/hr | +10.2% |
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 | $2,297 | $2,067–$2,527 |
| 6 bedroom Estimate | $2,596 | $2,336–$2,856 |
| 7 bedroom Estimate | $2,896 | $2,606–$3,186 |
| 8 bedroom Estimate | $3,195 | $2,876–$3,515 |
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 Franklin actually rent for?
Search any address in Franklin 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 Franklin somewhere between $1,214 and $1,484. 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.
$1,349 a month is affordable, by HUD's 30% rule, on an income of roughly $53,960 a year. Put another way, $26 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%$1,214 | Voucher pays at 100%$1,349 | Voucher pays at 110%$1,484 |
|---|---|---|---|---|
| $2,500 | $750 | $464 | $599 | $734 |
| $4,000 | $1,200 | $14 | $149 | $284 |
Rate history
The two-bedroom rate went up 11% from FY 2026 ($1,218) to FY 2027 ($1,349). Since FY 2020 it's up 49% in total, about 5.9% a year. The Missouri median moved up 8% over the same year.
| Fiscal year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $633 | $701 | $905 | $1,185 | $1,395 | — |
| FY 2021 | $671 | $731 | $938 | $1,224 | $1,440 | +3.6% |
| FY 2022 | $689 | $745 | $947 | $1,230 | $1,449 | +1.0% |
| FY 2023 | $748 | $795 | $999 | $1,294 | $1,512 | +5.5% |
| FY 2024 | $928 | $972 | $1,209 | $1,565 | $1,818 | +21.0% |
| FY 2025 | $951 | $984 | $1,215 | $1,570 | $1,806 | +0.5% |
| FY 2026 | $955 | $995 | $1,218 | $1,568 | $1,812 | +0.2% |
| FY 2027In effect | $1,064 | $1,104 | $1,349 | $1,731 | $1,997 | +10.8% |
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 Franklin, that runs from $1,064 for a studio up to $1,997 for four bedrooms, all five rates in the table above.
This is a metro rate. The county doesn't get one of its own. HUD lumps Franklin in with 13 other counties in the St. Louis metro, St. Louis County, St. Charles County, St. Louis city among them, and every one of them gets $1,349 for a two-bedroom. Where you are inside the metro doesn't change the county number. It does change the ZIP number, covered below.
Among Missouri's 116 counties, Franklin ranks 10th for two-bedroom FMR. That's about 40% above the state median of $962 and about 27% above the national median county at $1,063. About 105,950 people live here, 12th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $960 in 63014 (Berger) and $1,410 in 63073 (Saint Albans), with the 19 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 |
|---|---|---|---|
| 63013 | Beaufort | $1,180 | -12.5% |
| 63014 | Berger | $960 | -28.8% |
| 63015 | Catawissa | $960 | -28.8% |
| 63037 | Gerald | $990 | -26.6% |
| 63039 | Gray Summit | $1,260 | -6.6% |
| 63055 | Labadie | $1,150 | -14.8% |
| 63056 | Leslie | $1,310 | -2.9% |
| 63060 | Lonedell | $1,160 | -14.0% |
| 63061 | Luebbering | $1,160 | -14.0% |
| 63068 | New Haven | $1,150 | -14.8% |
| 63069 | Pacific | $1,100 | -18.5% |
| 63072 | Robertsville | $1,320 | -2.1% |
| 63073 | Saint Albans | $1,410 | +4.5% |
| 63077 | Saint Clair | $1,140 | -15.5% |
| 63079 | Stanton | $1,090 | -19.2% |
| 63080 | Sullivan | $1,090 | -19.2% |
| 63084 | Union | $1,060 | -21.4% |
| 63089 | Villa Ridge | $1,410 | +4.5% |
| 63090 | Washington | $1,050 | -22.2% |
Counties sharing the St. Louis metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,349 two-bedroom figure as Franklin.
St. Louis County
995,569 people
$1,349
St. Charles County
414,535 people
$1,349
St. Louis city
288,512 people
$1,349
Madison County
IL · 264,238 people
$1,349
St. Clair County
IL · 253,694 people
$1,349
Jefferson County
229,458 people
$1,349
Lincoln County
63,057 people
$1,349
Warren County
37,177 people
$1,349
Clinton County
IL · 36,954 people
$1,349
Monroe County
IL · 35,036 people
$1,349
Jersey County
IL · 21,274 people
$1,349
Calhoun County
IL · 4,330 people
$1,349
Nearby counties
Two-bedroom FMR, with how each compares to Franklin.
Warren County
21 mi · 37,177 people
$1,349
same rate
Jefferson County
28 mi · 229,458 people
$1,349
same rate
Gasconade County
30 mi · 14,746 people
$962
-29%
St. Charles County
30 mi · 414,535 people
$1,349
same rate
St. Louis County
35 mi · 995,569 people
$1,349
same rate
Washington County
37 mi · 23,470 people
$962
-29%
Crawford County
38 mi · 21,870 people
$962
-29%
Lincoln County
42 mi · 63,057 people
$1,349
same rate
Questions people ask
$1,349 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,064 for a studio, $1,104 for one bedroom, $1,731 for three and $1,997 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 Franklin actually go for?
HUD's number is one input. Search any address in Franklin for a rent estimate built from nearby comps. Free to start, no card.
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