HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Carbon County, Montana (FY 2027)
HUD's FY 2027 Fair Market Rent for a two-bedroom in Carbon County is $1,432 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
Two-bedroom FMR
$1,432
+1.1% from FY 2026
Payment standard
$1,289–$1,575
90% to 110% of the FMR, two-bedroom
Income to afford
$57,280
a year, with rent at 30% of income
Rank in Montana
16th of 56
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 | $1,003 | $903–$1,103 | $40,120 | $19.29/hr | -1.3% |
| 1 bedroom | $1,132 | $1,019–$1,245 | $45,280 | $21.77/hr | +2.1% |
| 2 bedroom | $1,432 | $1,289–$1,575 | $57,280 | $27.54/hr | +1.1% |
| 3 bedroom | $1,983 | $1,785–$2,181 | $79,320 | $38.13/hr | +1.6% |
| 4 bedroom | $2,261 | $2,035–$2,487 | $90,440 | $43.48/hr | +2.0% |
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 | $2,600 | $2,340–$2,860 |
| 6 bedroom Estimate | $2,939 | $2,645–$3,233 |
| 7 bedroom Estimate | $3,278 | $2,950–$3,606 |
| 8 bedroom Estimate | $3,618 | $3,256–$3,980 |
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 Carbon actually rent for?
Search any address in Carbon 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 Carbon somewhere between $1,289 and $1,575. 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.
$1,432 a month is affordable, by HUD's 30% rule, on an income of roughly $57,280 a year. Put another way, $28 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%$1,289 | Voucher pays at 100%$1,432 | Voucher pays at 110%$1,575 |
|---|---|---|---|---|
| $2,500 | $750 | $539 | $682 | $825 |
| $4,000 | $1,200 | $89 | $232 | $375 |
Rate history
The two-bedroom rate went up 1% from FY 2026 ($1,417) to FY 2027 ($1,432). Since FY 2020 it's up 61% in total, about 7.0% a year. The Montana median held flat over the same year.
| Fiscal year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $579 | $675 | $889 | $1,250 | $1,514 | — |
| FY 2021 | $631 | $725 | $956 | $1,321 | $1,570 | +7.5% |
| FY 2022 | $646 | $730 | $960 | $1,315 | $1,543 | +0.4% |
| FY 2023 | $745 | $801 | $1,054 | $1,447 | $1,644 | +9.8% |
| FY 2024 | $837 | $874 | $1,148 | $1,583 | $1,778 | +8.9% |
| FY 2025 | $1,013 | $1,062 | $1,373 | $1,888 | $2,124 | +19.6% |
| FY 2026 | $1,016 | $1,109 | $1,417 | $1,951 | $2,216 | +3.2% |
| FY 2027In effect | $1,003 | $1,132 | $1,432 | $1,983 | $2,261 | +1.1% |
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 Carbon, that runs from $1,003 for a studio up to $2,261 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 Carbon in with one other county in the Billings metro, Yellowstone County among them, and every one of them gets $1,432 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 Montana's 56 counties, Carbon ranks 16th for two-bedroom FMR. That's about 9% above the state median of $1,310 and about 35% above the national median county at $1,063. About 11,116 people live here, 20th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,280 in 59007 (Bearcreek) and $1,680 in 59041 (Joliet), 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.
Counties sharing the Billings metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,432 two-bedroom figure as Carbon.
Nearby counties
Two-bedroom FMR, with how each compares to Carbon.
Stillwater County
26 mi · 9,182 people
$1,271
-11%
Yellowstone County
49 mi · 168,957 people
$1,432
same rate
Sweet Grass County
51 mi · 3,720 people
$1,179
-18%
Park County
66 mi · 17,710 people
$1,608
+12%
Golden Valley County
68 mi · 899 people
$1,342
-6%
Big Horn County
75 mi · 12,891 people
$1,306
-9%
Wheatland County
87 mi · 2,056 people
$1,119
-22%
Musselshell County
91 mi · 5,152 people
$1,348
-6%
Questions people ask
$1,432 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,003 for a studio, $1,132 for one bedroom, $1,983 for three and $2,261 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 Carbon actually go for?
HUD's number is one input. Search any address in Carbon for a rent estimate built from nearby comps. Free to start, no card.
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