HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Warren County, New Jersey (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Warren County is $1,895 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,895
FY 2026, utilities included
Payment standard range
$1,706 to $2,085
90% to 110% of FMR
Income to afford 2BR
$75,800
per year, at 30% of income
Rank in New Jersey
14th of 21
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Warren moves to $2,021. That's up 7%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Warren actually rent for?
Search any address in Warren 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 | $1,517 | $1,365 to $1,669 | $60,680 | $29.17/hr | +9.5% |
| 1 bedroom | $1,527 | $1,374 to $1,680 | $61,080 | $29.37/hr | +9.7% |
| 2 bedroom | $1,895 | $1,706 to $2,085 | $75,800 | $36.44/hr | +12.4% |
| 3 bedroom | $2,404 | $2,164 to $2,644 | $96,160 | $46.23/hr | +11.3% |
| 4 bedroom | $2,800 | $2,520 to $3,080 | $112,000 | $53.85/hr | +11.0% |
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 | $3,220 | $2,898 to $3,542 |
| 6 bedroom Estimate | $3,640 | $3,276 to $4,004 |
| 7 bedroom Estimate | $4,060 | $3,654 to $4,466 |
| 8 bedroom Estimate | $4,480 | $4,032 to $4,928 |
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 Warren, that runs from $1,517 for a studio up to $2,800 for four bedrooms, all five rates in the table above.
Warren is its own HUD metro area (Warren County, NJ), so the rate here is set from rents inside the county rather than a wider region.
Among New Jersey's 21 counties, Warren ranks 14th for two-bedroom FMR. That's about 14% below the state median of $2,205 and about 86% above the national median county at $1,018. About 109,739 people live here, 19th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,520 in 07823 (Belvidere) and $3,050 in 08802 (Asbury), with the 17 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 |
|---|---|---|---|
| 07820 | Allamuchy | $1,900 | +0.3% |
| 07823 | Belvidere | $1,520 | -19.8% |
| 07825 | Blairstown | $2,070 | +9.2% |
| 07829 | Buttzville | $1,895County rate | — |
| 07831 | Changewater | $1,960 | +3.4% |
| 07832 | Columbia | $2,210 | +16.6% |
| 07833 | Delaware | $1,910 | +0.8% |
| 07838 | Great Meadows | $2,600 | +37.2% |
| 07840 | Hackettstown | $2,000 | +5.5% |
| 07844 | Hope | $1,660 | -12.4% |
| 07846 | Johnsonburg | $2,050 | +8.2% |
| 07863 | Oxford | $2,090 | +10.3% |
| 07865 | Port Murray | $2,830 | +49.3% |
| 07880 | Vienna | $2,310 | +21.9% |
| 07882 | Washington | $1,960 | +3.4% |
| 08802 | Asbury | $3,050 | +60.9% |
| 08808 | Broadway | $1,895County rate | — |
| 08865 | Phillipsburg | $1,810 | -4.5% |
| 08886 | Stewartsville | $2,560 | +35.1% |
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 Warren somewhere between $1,706 and $2,085. 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.
$1,895 a month is affordable, by HUD's 30% rule, on an income of roughly $75,800 a year. Put another way, $36 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% ($1,706) | HAP at 100% ($1,895) | HAP at 110% ($2,085) |
|---|---|---|---|---|
| $2,500 | $750 | $956 | $1,145 | $1,335 |
| $4,000 | $1,200 | $506 | $695 | $885 |
Rate history
The two-bedroom rate went up 12% from FY 2025 ($1,686) to FY 2026 ($1,895). Since FY 2020 it's up 62% in total, about 8.4% 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 | $845 | $963 | $1,171 | $1,463 | $1,641 | — |
| FY 2021 | $938 | $1,037 | $1,278 | $1,590 | $1,733 | +9.1% |
| FY 2022 | $988 | $1,113 | $1,365 | $1,687 | $1,868 | +6.8% |
| FY 2023 | $1,147 | $1,268 | $1,530 | $1,897 | $2,189 | +12.1% |
| FY 2024 | $1,171 | $1,277 | $1,540 | $1,950 | $2,278 | +0.7% |
| FY 2025 | $1,385 | $1,392 | $1,686 | $2,159 | $2,523 | +9.5% |
| FY 2026 | $1,517 | $1,527 | $1,895 | $2,404 | $2,800 | +12.4% |
| FY 2027 | $1,614 | $1,624 | $2,021 | $2,478 | $2,937 | +6.6% |
Nearby counties
Hunterdon County
$2,48618 mi · pop 129,099
Morris County
$2,20524 mi · pop 508,816
Sussex County
$2,20524 mi · pop 144,808
Somerset County
$2,48627 mi · pop 344,978
Union County
$2,20537 mi · pop 572,079
Middlesex County
$2,48639 mi · pop 860,147
Essex County
$2,20540 mi · pop 853,374
Passaic County
$2,32440 mi · pop 519,986
Questions people ask
$1,895 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,517 for a studio, $1,527 for one bedroom, $2,404 for three and $2,800 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 Warren actually go for?
HUD's number is one input. Search any address in Warren for a rent estimate built from nearby comps. 3 free searches, no card.
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