HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Macon County, Missouri (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Macon County is $936 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$936
FY 2026, utilities included
Payment standard range
$842 to $1,030
90% to 110% of FMR
Income to afford 2BR
$37,440
per year, at 30% of income
Rank in Missouri
38th of 116
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Macon moves to $1,018. That's up 9%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Macon actually rent for?
Search any address in Macon 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 | $645 | $581 to $710 | $25,800 | $12.40/hr | +12.8% |
| 1 bedroom | $713 | $642 to $784 | $28,520 | $13.71/hr | +12.1% |
| 2 bedroom | $936 | $842 to $1,030 | $37,440 | $18.00/hr | +12.2% |
| 3 bedroom | $1,212 | $1,091 to $1,333 | $48,480 | $23.31/hr | +3.9% |
| 4 bedroom | $1,324 | $1,192 to $1,456 | $52,960 | $25.46/hr | +10.5% |
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 | $1,523 | $1,371 to $1,675 |
| 6 bedroom Estimate | $1,721 | $1,549 to $1,893 |
| 7 bedroom Estimate | $1,920 | $1,728 to $2,112 |
| 8 bedroom Estimate | $2,118 | $1,906 to $2,330 |
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 Macon, that runs from $645 for a studio up to $1,324 for four bedrooms, all five rates in the table above.
Because Macon 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, Anabel included.
Among Missouri's 116 counties, Macon ranks 38th for two-bedroom FMR. That's about 5% above the state median of $888 and about 8% below the national median county at $1,018. About 15,173 people live here, 68th 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 63530 (Atlanta) and $1,020 in 63532 (Bevier), with the 10 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 Macon somewhere between $842 and $1,030. 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.
$936 a month is affordable, by HUD's 30% rule, on an income of roughly $37,440 a year. Put another way, $18 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% ($842) | HAP at 100% ($936) | HAP at 110% ($1,030) |
|---|---|---|---|---|
| $2,500 | $750 | $92 | $186 | $280 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 12% from FY 2025 ($834) to FY 2026 ($936). Since FY 2020 it's up 48% in total, about 6.7% 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 | $439 | $481 | $634 | $856 | $859 | — |
| FY 2021 | $467 | $513 | $662 | $904 | $908 | +4.4% |
| FY 2022 | $455 | $535 | $685 | $939 | $942 | +3.5% |
| FY 2023 | $499 | $567 | $746 | $1,055 | $1,059 | +8.9% |
| FY 2024 | $540 | $607 | $797 | $1,123 | $1,139 | +6.8% |
| FY 2025 | $572 | $636 | $834 | $1,166 | $1,198 | +4.6% |
| FY 2026 | $645 | $713 | $936 | $1,212 | $1,324 | +12.2% |
| FY 2027 | $750 | $778 | $1,018 | $1,223 | $1,494 | +8.8% |
Nearby counties
Questions people ask
$936 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $645 for a studio, $713 for one bedroom, $1,212 for three and $1,324 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 Macon actually go for?
HUD's number is one input. Search any address in Macon for a rent estimate built from nearby comps. 3 free searches, no card.
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