HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Sherman County, Nebraska (FY 2026)
$961 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Sherman County, and it's the baseline every voucher in Sherman is measured against.
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
85th of 93
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Sherman 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 Sherman actually rent for?
Search any address in Sherman 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 | $1,337 | $1,203 to $1,471 | $53,480 | $25.71/hr | +7.2% |
| 4 bedroom | $1,507 | $1,356 to $1,658 | $60,280 | $28.98/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 | $1,733 | $1,560 to $1,906 |
| 6 bedroom Estimate | $1,959 | $1,763 to $2,155 |
| 7 bedroom Estimate | $2,185 | $1,967 to $2,404 |
| 8 bedroom Estimate | $2,411 | $2,170 to $2,652 |
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 Sherman, that runs from $666 for a studio up to $1,507 for four bedrooms, all five rates in the table above.
Because Sherman 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, Ashton included.
Among Nebraska's 93 counties, Sherman ranks 85th 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 2,970 people live here, 66th in the state.
Rates by ZIP code
HUD also publishes Small Area FMRs by ZIP code. For the 5 ZIP codes it covers in Sherman, the two-bedroom rate is $960 across the board, so there's no ZIP-level story here.
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 Sherman 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 | $555 | $698 | $1,007 | $1,010 | — |
| FY 2021 | $484 | $557 | $734 | $995 | $999 | +5.2% |
| FY 2022 | $507 | $575 | $757 | $1,023 | $1,027 | +3.1% |
| FY 2023 | $562 | $628 | $826 | $1,105 | $1,110 | +9.1% |
| FY 2024 | $591 | $664 | $872 | $1,218 | $1,237 | +5.6% |
| FY 2025 | $622 | $691 | $907 | $1,247 | $1,364 | +4.0% |
| FY 2026 | $666 | $732 | $961 | $1,337 | $1,507 | +6.0% |
| FY 2027 | $734 | $775 | $1,014 | $1,404 | $1,604 | +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, $1,337 for three and $1,507 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 Sherman actually go for?
HUD's number is one input. Search any address in Sherman for a rent estimate built from nearby comps. 3 free searches, no card.
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