HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Williams County, North Dakota (FY 2027)
$1,388 a month. That's HUD's FY 2027 Fair Market Rent for a two-bedroom in Williams County, and it's the baseline every voucher in Williams is measured against.
Two-bedroom FMR
$1,388
+16.1% from FY 2026
Payment standard
$1,249–$1,527
90% to 110% of the FMR, two-bedroom
Income to afford
$55,520
a year, with rent at 30% of income
Rank in North Dakota
3rd of 53
by two-bedroom FMR, highest first
FY 2027 Fair Market Rents
Payment standard is the 90% to 110% band a housing authority can set. Income needed puts rent at 30% of gross income, and the hourly wage assumes a 40-hour week.
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2026 |
|---|---|---|---|---|---|
| Studio | $1,133 | $1,020–$1,246 | $45,320 | $21.79/hr | +8.7% |
| 1 bedroom | $1,232 | $1,109–$1,355 | $49,280 | $23.69/hr | +15.4% |
| 2 bedroom | $1,388 | $1,249–$1,527 | $55,520 | $26.69/hr | +16.1% |
| 3 bedroom | $1,796 | $1,616–$1,976 | $71,840 | $34.54/hr | +13.8% |
| 4 bedroom | $1,824 | $1,642–$2,006 | $72,960 | $35.08/hr | +4.5% |
Five to eight 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 | $2,098 | $1,888–$2,308 |
| 6 bedroom Estimate | $2,371 | $2,134–$2,608 |
| 7 bedroom Estimate | $2,645 | $2,381–$2,910 |
| 8 bedroom Estimate | $2,918 | $2,626–$3,210 |
Source: HUD Office of Policy Development and Research, FY 2027 Fair Market Rents. Rents include utilities. huduser.gov
Market check
HUD's number is one input. What does a two-bedroom in Williams actually rent for?
Search any address in Williams for a rent estimate built from nearby comps, with the HUD figure right next to it.
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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 Williams somewhere between $1,249 and $1,527. 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.
$1,388 a month is affordable, by HUD's 30% rule, on an income of roughly $55,520 a year. Put another way, $27 an hour full time.
Worked example for a two-bedroom renting at the payment standard. The tenant pays 30% of monthly income and the voucher covers the rest.
| Monthly household income | Tenant pays (30%) | Voucher pays at 90%$1,249 | Voucher pays at 100%$1,388 | Voucher pays at 110%$1,527 |
|---|---|---|---|---|
| $2,500 | $750 | $499 | $638 | $777 |
| $4,000 | $1,200 | $49 | $188 | $327 |
Rate history
The two-bedroom rate went up 16% from FY 2026 ($1,196) to FY 2027 ($1,388). Since FY 2020 it's up 53% in total, about 6.2% a year. The North Dakota median moved up 16% over the same year.
| Fiscal year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $592 | $695 | $909 | $1,227 | $1,231 | — |
| FY 2021 | $603 | $694 | $914 | $1,308 | $1,393 | +0.6% |
| FY 2022 | $642 | $773 | $966 | $1,372 | $1,524 | +5.7% |
| FY 2023 | $840 | $939 | $1,074 | $1,526 | $1,782 | +11.2% |
| FY 2024 | $985 | $1,003 | $1,136 | $1,601 | $1,928 | +5.8% |
| FY 2025 | $1,003 | $1,026 | $1,154 | $1,617 | $1,938 | +1.6% |
| FY 2026 | $1,042 | $1,068 | $1,196 | $1,578 | $1,745 | +3.6% |
| FY 2027In effect | $1,133 | $1,232 | $1,388 | $1,796 | $1,824 | +16.1% |
About this rate
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 2027 that's October 1, 2026 through September 30, 2027. In Williams, that runs from $1,133 for a studio up to $1,824 for four bedrooms, all five rates in the table above.
Because Williams 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, Williston included.
Among North Dakota's 53 counties, Williams ranks 3rd for two-bedroom FMR. That's about 37% above the state median of $1,014 and about 31% above the national median county at $1,063. About 39,555 people live here, 5th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,190 in 58849 (Ray) and $1,750 in 58843 (Epping), with the 12 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 |
|---|---|---|---|
| 58755 | Mcgregor | $1,480 | +6.6% |
| 58795 | Wildrose | $1,560 | +12.4% |
| 58801 | Williston | $1,400 | +0.9% |
| 58802 | Williston | $1,390 | +0.1% |
| 58803 | Williston | $1,390 | +0.1% |
| 58830 | Alamo | $1,600 | +15.3% |
| 58843 | Epping | $1,750 | +26.1% |
| 58845 | Grenora | $1,440 | +3.7% |
| 58849 | Ray | $1,190 | -14.3% |
| 58852 | Tioga | $1,290 | -7.1% |
| 58853 | Trenton | $1,480 | +6.6% |
| 58856 | Zahl | $1,530 | +10.2% |
Nearby counties
Two-bedroom FMR, with how each compares to Williams.
Divide County
35 mi · 2,167 people
$1,858
+34%
McKenzie County
42 mi · 14,321 people
$1,577
+14%
Mountrail County
51 mi · 9,507 people
$1,356
-2%
Burke County
53 mi · 2,156 people
$1,014
-27%
Dunn County
87 mi · 4,040 people
$1,130
-19%
Renville County
88 mi · 2,304 people
$1,014
-27%
Billings County
89 mi · 1,024 people
$1,014
-27%
Ward County
90 mi · 68,973 people
$1,049
-24%
Questions people ask
$1,388 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,133 for a studio, $1,232 for one bedroom, $1,796 for three and $1,824 for four.
Tools for this county
Fair Market Rent lookup
Any ZIP code's Small Area FMR by bedroom count
Section 8 rent calculator
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
The income a household needs for a given rent
What does a rental in Williams actually go for?
HUD's number is one input. Search any address in Williams for a rent estimate built from nearby comps. Free to start, no card.
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