HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Livingston County, Missouri (FY 2026)
$888 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Livingston County, and it's the baseline every voucher in Livingston is measured against.
2 bedroom FMR
$888
FY 2026, utilities included
Payment standard range
$799 to $977
90% to 110% of FMR
Income to afford 2BR
$35,520
per year, at 30% of income
Rank in Missouri
87th of 116
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Livingston moves to $962. That's up 8%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Livingston actually rent for?
Search any address in Livingston 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 | $660 | $594 to $726 | $26,400 | $12.69/hr | +7.3% |
| 1 bedroom | $677 | $609 to $745 | $27,080 | $13.02/hr | +7.8% |
| 2 bedroom | $888 | $799 to $977 | $35,520 | $17.08/hr | +7.8% |
| 3 bedroom | $1,147 | $1,032 to $1,262 | $45,880 | $22.06/hr | +7.8% |
| 4 bedroom | $1,331 | $1,198 to $1,464 | $53,240 | $25.60/hr | +21.9% |
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 | $1,531 | $1,378 to $1,684 |
| 6 bedroom Estimate | $1,730 | $1,557 to $1,903 |
| 7 bedroom Estimate | $1,930 | $1,737 to $2,123 |
| 8 bedroom Estimate | $2,130 | $1,917 to $2,343 |
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 Livingston, that runs from $660 for a studio up to $1,331 for four bedrooms, all five rates in the table above.
Because Livingston 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, Chillicothe included.
Among Missouri's 116 counties, Livingston ranks 87th for two-bedroom FMR. That's within a couple percent of the state median of $888 and about 13% below the national median county at $1,018. About 14,402 people live here, 71st in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $890 in 64635 (Chula) and $930 in 64688 (Wheeling), 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 Livingston somewhere between $799 and $977. 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.
$888 a month is affordable, by HUD's 30% rule, on an income of roughly $35,520 a year. Put another way, $17 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% ($799) | HAP at 100% ($888) | HAP at 110% ($977) |
|---|---|---|---|---|
| $2,500 | $750 | $49 | $138 | $227 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 8% from FY 2025 ($824) to FY 2026 ($888). Since FY 2020 it's up 35% in total, about 5.1% a year. The Missouri median moved up 8% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $442 | $500 | $658 | $820 | $1,052 | — |
| FY 2021 | $471 | $518 | $683 | $850 | $947 | +3.8% |
| FY 2022 | $515 | $548 | $721 | $891 | $978 | +5.6% |
| FY 2023 | $579 | $597 | $786 | $985 | $1,056 | +9.0% |
| FY 2024 | $612 | $618 | $812 | $1,043 | $1,081 | +3.3% |
| FY 2025 | $615 | $628 | $824 | $1,064 | $1,092 | +1.5% |
| FY 2026 | $660 | $677 | $888 | $1,147 | $1,331 | +7.8% |
| FY 2027 | $709 | $735 | $962 | $1,230 | $1,608 | +8.3% |
Nearby counties
Questions people ask
$888 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $660 for a studio, $677 for one bedroom, $1,147 for three and $1,331 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 Livingston actually go for?
HUD's number is one input. Search any address in Livingston for a rent estimate built from nearby comps. 3 free searches, no card.
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