HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Montgomery County, Missouri (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Montgomery County is $888 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
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
93rd of 116
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Montgomery 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 Montgomery actually rent for?
Search any address in Montgomery 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 | $672 | $605 to $739 | $26,880 | $12.92/hr | +7.7% |
| 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 | $1,226 | $1,103 to $1,349 | $49,040 | $23.58/hr | +7.0% |
| 4 bedroom | $1,336 | $1,202 to $1,470 | $53,440 | $25.69/hr | +6.9% |
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 | $1,536 | $1,382 to $1,690 |
| 6 bedroom Estimate | $1,737 | $1,563 to $1,911 |
| 7 bedroom Estimate | $1,937 | $1,743 to $2,131 |
| 8 bedroom Estimate | $2,138 | $1,924 to $2,352 |
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 Montgomery, that runs from $672 for a studio up to $1,336 for four bedrooms, all five rates in the table above.
Because Montgomery 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, Bellflower included.
Among Missouri's 116 counties, Montgomery ranks 93rd 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 11,421 people live here, 80th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $900 in 63361 (Montgomery City) and $1,020 in 65069 (Rhineland), with the 8 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 Montgomery 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 40% in total, about 5.8% 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 | $426 | $481 | $634 | $856 | $859 | — |
| FY 2021 | $457 | $502 | $662 | $909 | $912 | +4.4% |
| FY 2022 | $491 | $523 | $688 | $964 | $968 | +3.9% |
| FY 2023 | $541 | $567 | $747 | $1,046 | $1,099 | +8.6% |
| FY 2024 | $603 | $607 | $797 | $1,123 | $1,208 | +6.7% |
| FY 2025 | $624 | $628 | $824 | $1,146 | $1,250 | +3.4% |
| FY 2026 | $672 | $677 | $888 | $1,226 | $1,336 | +7.8% |
| FY 2027 | $731 | $735 | $962 | $1,327 | $1,406 | +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 $672 for a studio, $677 for one bedroom, $1,226 for three and $1,336 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 Montgomery actually go for?
HUD's number is one input. Search any address in Montgomery for a rent estimate built from nearby comps. 3 free searches, no card.
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