HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Cumberland County, New Jersey (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Cumberland County is $1,673 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,673
FY 2026, utilities included
Payment standard range
$1,506 to $1,840
90% to 110% of FMR
Income to afford 2BR
$66,920
per year, at 30% of income
Rank in New Jersey
21st of 21
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Cumberland moves to $1,704. That's up 2%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Cumberland actually rent for?
Search any address in Cumberland 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 | $1,280 | $1,152 to $1,408 | $51,200 | $24.62/hr | +6.0% |
| 1 bedroom | $1,375 | $1,238 to $1,513 | $55,000 | $26.44/hr | +7.8% |
| 2 bedroom | $1,673 | $1,506 to $1,840 | $66,920 | $32.17/hr | +5.2% |
| 3 bedroom | $2,303 | $2,073 to $2,533 | $92,120 | $44.29/hr | +6.5% |
| 4 bedroom | $2,311 | $2,080 to $2,542 | $92,440 | $44.44/hr | +5.7% |
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 | $2,658 | $2,392 to $2,924 |
| 6 bedroom Estimate | $3,004 | $2,704 to $3,304 |
| 7 bedroom Estimate | $3,351 | $3,016 to $3,686 |
| 8 bedroom Estimate | $3,698 | $3,328 to $4,068 |
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 Cumberland, that runs from $1,280 for a studio up to $2,311 for four bedrooms, all five rates in the table above.
Cumberland is its own HUD metro area (Vineland, NJ), so the rate here is set from rents inside the county rather than a wider region.
Among New Jersey's 21 counties, Cumberland ranks 21st for two-bedroom FMR. That's about 24% below the state median of $2,205 and about 64% above the national median county at $1,018. About 153,588 people live here, 16th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,440 in 08323 (Greenwich) and $2,440 in 08352 (Rosenhayn), with the 21 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.
| ZIP | City | 2BR rate | vs county |
|---|---|---|---|
| 08302 | Bridgeton | $1,690 | +1.0% |
| 08311 | Cedarville | $1,640 | -2.0% |
| 08313 | Deerfield Street | $1,670 | -0.2% |
| 08314 | Delmont | $1,670 | -0.2% |
| 08315 | Dividing Creek | $1,670 | -0.2% |
| 08316 | Dorchester | $1,700 | +1.6% |
| 08320 | Fairton | $1,690 | +1.0% |
| 08321 | Fortescue | $1,940 | +16.0% |
| 08323 | Greenwich | $1,440 | -13.9% |
| 08324 | Heislerville | $1,670 | -0.2% |
| 08327 | Leesburg | $1,670 | -0.2% |
| 08329 | Mauricetown | $2,050 | +22.5% |
| 08332 | Millville | $1,630 | -2.6% |
| 08345 | Newport | $1,870 | +11.8% |
| 08348 | Port Elizabeth | $1,630 | -2.6% |
| 08349 | Port Norris | $2,110 | +26.1% |
| 08352 | Rosenhayn | $2,440 | +45.8% |
| 08353 | Shiloh | $1,450 | -13.3% |
| 08360 | Vineland | $1,590 | -5.0% |
| 08361 | Vineland | $1,830 | +9.4% |
| 08362 | Vineland | $1,670 | -0.2% |
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 Cumberland somewhere between $1,506 and $1,840. 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.
$1,673 a month is affordable, by HUD's 30% rule, on an income of roughly $66,920 a year. Put another way, $32 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% ($1,506) | HAP at 100% ($1,673) | HAP at 110% ($1,840) |
|---|---|---|---|---|
| $2,500 | $750 | $756 | $923 | $1,090 |
| $4,000 | $1,200 | $306 | $473 | $640 |
Rate history
The two-bedroom rate went up 5% from FY 2025 ($1,591) to FY 2026 ($1,673). Since FY 2020 it's up 33% in total, about 4.9% a year. The New Jersey median moved up 8% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $853 | $960 | $1,259 | $1,670 | $1,985 | — |
| FY 2021 | $929 | $1,037 | $1,353 | $1,796 | $2,086 | +7.5% |
| FY 2022 | $970 | $1,061 | $1,377 | $1,813 | $2,025 | +1.8% |
| FY 2023 | $1,095 | $1,143 | $1,471 | $1,941 | $2,079 | +6.8% |
| FY 2024 | $1,186 | $1,216 | $1,545 | $2,043 | $2,112 | +5.0% |
| FY 2025 | $1,208 | $1,275 | $1,591 | $2,163 | $2,186 | +3.0% |
| FY 2026 | $1,280 | $1,375 | $1,673 | $2,303 | $2,311 | +5.2% |
| FY 2027 | $1,288 | $1,420 | $1,704 | $2,360 | $2,478 | +1.9% |
Nearby counties
Cape May County
$1,79222 mi · pop 95,456
Salem County
$1,81023 mi · pop 64,840
Atlantic County
$1,86725 mi · pop 274,339
Gloucester County
$1,81027 mi · pop 302,621
Camden County
$1,81035 mi · pop 522,581
Burlington County
$1,81048 mi · pop 461,853
Ocean County
$2,32862 mi · pop 638,691
Mercer County
$1,95067 mi · pop 383,732
Questions people ask
$1,673 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,280 for a studio, $1,375 for one bedroom, $2,303 for three and $2,311 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 Cumberland actually go for?
HUD's number is one input. Search any address in Cumberland for a rent estimate built from nearby comps. 3 free searches, no card.
Free tier. No credit card.