HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Williams County, North Dakota (FY 2026)
$1,196 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Williams County, and it's the baseline every voucher in Williams is measured against.
2 bedroom FMR
$1,196
FY 2026, utilities included
Payment standard range
$1,076 to $1,316
90% to 110% of FMR
Income to afford 2BR
$47,840
per year, at 30% of income
Rank in North Dakota
3rd of 53
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Williams moves to $1,388. That's up 16%. The full FY 2027 table is in the history section below.
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.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $1,042 | $938 to $1,146 | $41,680 | $20.04/hr | +3.9% |
| 1 bedroom | $1,068 | $961 to $1,175 | $42,720 | $20.54/hr | +4.1% |
| 2 bedroom | $1,196 | $1,076 to $1,316 | $47,840 | $23.00/hr | +3.6% |
| 3 bedroom | $1,578 | $1,420 to $1,736 | $63,120 | $30.35/hr | -2.4% |
| 4 bedroom | $1,745 | $1,571 to $1,920 | $69,800 | $33.56/hr | -10.0% |
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 | $2,007 | $1,806 to $2,208 |
| 6 bedroom Estimate | $2,269 | $2,042 to $2,496 |
| 7 bedroom Estimate | $2,530 | $2,277 to $2,783 |
| 8 bedroom Estimate | $2,792 | $2,513 to $3,071 |
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 Williams, that runs from $1,042 for a studio up to $1,745 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 $873 and about 17% above the national median county at $1,018. About 39,076 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 $1,040 in 58849 (Ray) and $1,640 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.
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 $1,076 and $1,316. 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.
$1,196 a month is affordable, by HUD's 30% rule, on an income of roughly $47,840 a year. Put another way, $23 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% ($1,076) | HAP at 100% ($1,196) | HAP at 110% ($1,316) |
|---|---|---|---|---|
| $2,500 | $750 | $326 | $446 | $566 |
| $4,000 | $1,200 | $0 | $0 | $116 |
Rate history
The two-bedroom rate went up 4% from FY 2025 ($1,154) to FY 2026 ($1,196). Since FY 2020 it's up 32% in total, about 4.7% a year. The North Dakota median moved down 6% over the same year.
| 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 2027 | $1,133 | $1,232 | $1,388 | $1,796 | $1,824 | +16.1% |
Nearby counties
Questions people ask
$1,196 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,042 for a studio, $1,068 for one bedroom, $1,578 for three and $1,745 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 Williams actually go for?
HUD's number is one input. Search any address in Williams for a rent estimate built from nearby comps. 3 free searches, no card.
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