HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Boyd County, Nebraska (FY 2026)
A two-bedroom in Boyd County carries a FY 2026 Fair Market Rent of $961 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Boyd keys off that figure.
2 bedroom FMR
$961
FY 2026, utilities included
Payment standard range
$865 to $1,057
90% to 110% of FMR
Income to afford 2BR
$38,440
per year, at 30% of income
Rank in Nebraska
35th of 93
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Boyd moves to $1,014. That's up 6%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Boyd actually rent for?
Search any address in Boyd 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 | $666 | $599 to $733 | $26,640 | $12.81/hr | +7.1% |
| 1 bedroom | $732 | $659 to $805 | $29,280 | $14.08/hr | +5.9% |
| 2 bedroom | $961 | $865 to $1,057 | $38,440 | $18.48/hr | +6.0% |
| 3 bedroom | $1,187 | $1,068 to $1,306 | $47,480 | $22.83/hr | +5.1% |
| 4 bedroom | $1,284 | $1,156 to $1,412 | $51,360 | $24.69/hr | +6.6% |
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 | $1,477 | $1,329 to $1,625 |
| 6 bedroom Estimate | $1,669 | $1,502 to $1,836 |
| 7 bedroom Estimate | $1,862 | $1,676 to $2,048 |
| 8 bedroom Estimate | $2,054 | $1,849 to $2,259 |
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 Boyd, that runs from $666 for a studio up to $1,284 for four bedrooms, all five rates in the table above.
Because Boyd 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, Bristow included.
Among Nebraska's 93 counties, Boyd ranks 35th for two-bedroom FMR. That's within a couple percent of the state median of $961 and about 6% below the national median county at $1,018. About 1,767 people live here, 79th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $960 in 68722 (Butte) and $1,000 in 68777 (Spencer), 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 Boyd somewhere between $865 and $1,057. 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.
$961 a month is affordable, by HUD's 30% rule, on an income of roughly $38,440 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% ($865) | HAP at 100% ($961) | HAP at 110% ($1,057) |
|---|---|---|---|---|
| $2,500 | $750 | $115 | $211 | $307 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 6% from FY 2025 ($907) to FY 2026 ($961). Since FY 2020 it's up 38% in total, about 5.5% a year. The Nebraska median moved up 6% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $455 | $613 | $698 | $899 | $970 | — |
| FY 2021 | $484 | $644 | $734 | $1,017 | $1,021 | +5.2% |
| FY 2022 | $507 | $664 | $757 | $1,033 | $1,037 | +3.1% |
| FY 2023 | $562 | $695 | $826 | $1,059 | $1,122 | +9.1% |
| FY 2024 | $591 | $665 | $872 | $1,103 | $1,163 | +5.6% |
| FY 2025 | $622 | $691 | $907 | $1,129 | $1,204 | +4.0% |
| FY 2026 | $666 | $732 | $961 | $1,187 | $1,284 | +6.0% |
| FY 2027 | $734 | $775 | $1,014 | $1,255 | $1,695 | +5.5% |
Nearby counties
Questions people ask
$961 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $666 for a studio, $732 for one bedroom, $1,187 for three and $1,284 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 Boyd actually go for?
HUD's number is one input. Search any address in Boyd for a rent estimate built from nearby comps. 3 free searches, no card.
Free tier. No credit card.