HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Garfield County, Montana (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Garfield County is $1,099 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,099
FY 2026, utilities included
Payment standard range
$989 to $1,209
90% to 110% of FMR
Income to afford 2BR
$43,960
per year, at 30% of income
Rank in Montana
49th of 56
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Garfield moves to $1,101. That's unchanged. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Garfield actually rent for?
Search any address in Garfield 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 | $824 | $742 to $906 | $32,960 | $15.85/hr | +5.5% |
| 1 bedroom | $858 | $772 to $944 | $34,320 | $16.50/hr | +4.9% |
| 2 bedroom | $1,099 | $989 to $1,209 | $43,960 | $21.13/hr | +3.2% |
| 3 bedroom | $1,349 | $1,214 to $1,484 | $53,960 | $25.94/hr | +4.9% |
| 4 bedroom | $1,777 | $1,599 to $1,955 | $71,080 | $34.17/hr | +4.6% |
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 | $2,044 | $1,840 to $2,248 |
| 6 bedroom Estimate | $2,310 | $2,079 to $2,541 |
| 7 bedroom Estimate | $2,577 | $2,319 to $2,835 |
| 8 bedroom Estimate | $2,843 | $2,559 to $3,127 |
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 Garfield, that runs from $824 for a studio up to $1,777 for four bedrooms, all five rates in the table above.
Because Garfield 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, Mosby included.
Among Montana's 56 counties, Garfield ranks 49th for two-bedroom FMR. That's about 16% below the state median of $1,307 and about 8% above the national median county at $1,018. About 976 people live here, 53rd in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,060 in 59318 (Brusett) and $1,350 in 59058 (Mosby), with the 5 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 Garfield somewhere between $989 and $1,209. 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.
$1,099 a month is affordable, by HUD's 30% rule, on an income of roughly $43,960 a year. Put another way, $21 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% ($989) | HAP at 100% ($1,099) | HAP at 110% ($1,209) |
|---|---|---|---|---|
| $2,500 | $750 | $239 | $349 | $459 |
| $4,000 | $1,200 | $0 | $0 | $9 |
Rate history
The two-bedroom rate went up 3% from FY 2025 ($1,065) to FY 2026 ($1,099). Since FY 2020 it's up 54% in total, about 7.5% a year. The Montana median moved up 3% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $492 | $551 | $714 | $980 | $1,141 | — |
| FY 2021 | $514 | $561 | $734 | $1,000 | $1,150 | +2.8% |
| FY 2022 | $535 | $575 | $757 | $1,032 | $1,183 | +3.1% |
| FY 2023 | $596 | $650 | $826 | $1,119 | $1,293 | +9.1% |
| FY 2024 | $658 | $689 | $905 | $1,094 | $1,425 | +9.6% |
| FY 2025 | $781 | $818 | $1,065 | $1,286 | $1,699 | +17.7% |
| FY 2026 | $824 | $858 | $1,099 | $1,349 | $1,777 | +3.2% |
| FY 2027 | $842 | $864 | $1,101 | $1,442 | $1,809 | +0.2% |
Nearby counties
Questions people ask
$1,099 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $824 for a studio, $858 for one bedroom, $1,349 for three and $1,777 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 Garfield actually go for?
HUD's number is one input. Search any address in Garfield for a rent estimate built from nearby comps. 3 free searches, no card.
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