HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Montgomery County, Ohio (FY 2026)
$1,273 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Montgomery County, and it's the baseline every voucher in Montgomery is measured against.
2 bedroom FMR
$1,273
FY 2026, utilities included
Payment standard range
$1,146 to $1,400
90% to 110% of FMR
Income to afford 2BR
$50,920
per year, at 30% of income
Rank in Ohio
20th of 88
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Montgomery moves to $1,248. That's down 2%. The full FY 2027 table is in the history section below.
Market check
Two-bedrooms in Dayton are asking $1,014. HUD says $1,273.
That's 20% below the county FMR. Median asking rent across 17 Dayton ZIP codes with active 2BR listings. FMR includes utilities and asking rents usually don't, so the true gap is a little smaller.
Comps for a specific address
A rent estimate built from nearby listings, next to the HUD number.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $928 | $835 to $1,021 | $37,120 | $17.85/hr | +19.0% |
| 1 bedroom | $1,009 | $908 to $1,110 | $40,360 | $19.40/hr | +19.4% |
| 2 bedroom | $1,273 | $1,146 to $1,400 | $50,920 | $24.48/hr | +18.2% |
| 3 bedroom | $1,651 | $1,486 to $1,816 | $66,040 | $31.75/hr | +18.8% |
| 4 bedroom | $1,817 | $1,635 to $1,999 | $72,680 | $34.94/hr | +18.2% |
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 | $2,090 | $1,881 to $2,299 |
| 6 bedroom Estimate | $2,362 | $2,126 to $2,598 |
| 7 bedroom Estimate | $2,635 | $2,372 to $2,899 |
| 8 bedroom Estimate | $2,907 | $2,616 to $3,198 |
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 Montgomery, that runs from $928 for a studio up to $1,817 for four bedrooms, all five rates in the table above.
This is a metro rate. The county doesn't get one of its own. HUD lumps Montgomery in with 2 other counties in the Dayton-Kettering-Beavercreek metro, Greene County, Miami County among them, and every one of them gets $1,273 for a two-bedroom. Where you are inside the metro doesn't change the county number. It does change the ZIP number, covered below.
Among Ohio's 88 counties, Montgomery ranks 20th for two-bedroom FMR. That's about 25% above the state median of $1,016 and about 25% above the national median county at $1,018. About 536,121 people live here, 5th in the state.
Counties sharing the Dayton-Kettering-Beavercreek metro rate
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $990 in 45403 (Dayton) and $1,710 in 45434 (Dayton), with the 47 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 |
|---|---|---|---|
| 45309 | Brookville | $1,230 | -3.4% |
| 45315 | Clayton | $1,200 | -5.7% |
| 45322 | Englewood | $1,340 | +5.3% |
| 45325 | Farmersville | $1,380 | +8.4% |
| 45327 | Germantown | $1,180 | -7.3% |
| 45342 | Miamisburg | $1,540 | +21.0% |
| 45343 | Miamisburg | $1,250 | -1.8% |
| 45345 | New Lebanon | $1,070 | -15.9% |
| 45354 | Phillipsburg | $1,460 | +14.7% |
| 45377 | Vandalia | $1,100 | -13.6% |
| 45401 | Dayton | $1,250 | -1.8% |
| 45402 | Dayton | $1,340 | +5.3% |
| 45403 | Dayton | $990 | -22.2% |
| 45404 | Dayton | $1,210 | -4.9% |
| 45405 | Dayton | $1,070 | -15.9% |
| 45406 | Dayton | $1,160 | -8.9% |
| 45409 | Dayton | $1,440 | +13.1% |
| 45410 | Dayton | $1,250 | -1.8% |
| 45412 | Dayton | $1,273County rate | — |
| 45413 | Dayton | $1,250 | -1.8% |
| 45414 | Dayton | $1,170 | -8.1% |
| 45415 | Dayton | $1,190 | -6.5% |
| 45416 | Dayton | $1,480 | +16.3% |
| 45417 | Dayton | $1,170 | -8.1% |
| 45419 | Dayton | $1,210 | -4.9% |
| 45420 | Dayton | $1,270 | -0.2% |
| 45422 | Dayton | $1,250 | -1.8% |
| 45423 | Dayton | $1,250 | -1.8% |
| 45424 | Dayton | $1,400 | +10.0% |
| 45426 | Dayton | $1,180 | -7.3% |
| 45428 | Dayton | $1,170 | -8.1% |
| 45429 | Dayton | $1,290 | +1.3% |
| 45430 | Dayton | $1,670 | +31.2% |
| 45432 | Dayton | $1,160 | -8.9% |
| 45434 | Dayton | $1,710 | +34.3% |
| 45435 | Dayton | $1,330 | +4.5% |
| 45437 | Dayton | $1,250 | -1.8% |
| 45439 | Dayton | $1,260 | -1.0% |
| 45440 | Dayton | $1,390 | +9.2% |
| 45441 | Dayton | $1,250 | -1.8% |
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 Montgomery somewhere between $1,146 and $1,400. 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.
$1,273 a month is affordable, by HUD's 30% rule, on an income of roughly $50,920 a year. Put another way, $24 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% ($1,146) | HAP at 100% ($1,273) | HAP at 110% ($1,400) |
|---|---|---|---|---|
| $2,500 | $750 | $396 | $523 | $650 |
| $4,000 | $1,200 | $0 | $73 | $200 |
Rate history
The two-bedroom rate went up 18% from FY 2025 ($1,077) to FY 2026 ($1,273). Since FY 2020 it's up 64% in total, about 8.6% a year. The Ohio median moved up 9% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $523 | $596 | $777 | $1,045 | $1,143 | — |
| FY 2021 | $563 | $647 | $836 | $1,122 | $1,214 | +7.6% |
| FY 2022 | $606 | $680 | $872 | $1,164 | $1,248 | +4.3% |
| FY 2023 | $684 | $757 | $969 | $1,271 | $1,385 | +11.1% |
| FY 2024 | $743 | $800 | $1,023 | $1,330 | $1,459 | +5.6% |
| FY 2025 | $780 | $845 | $1,077 | $1,390 | $1,537 | +5.3% |
| FY 2026 | $928 | $1,009 | $1,273 | $1,651 | $1,817 | +18.2% |
| FY 2027 | $909 | $1,008 | $1,248 | $1,623 | $1,774 | -2.0% |
Nearby counties
Questions people ask
$1,273 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $928 for a studio, $1,009 for one bedroom, $1,651 for three and $1,817 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 Montgomery actually go for?
HUD's number is one input. Search any address in Montgomery for a rent estimate built from nearby comps. 3 free searches, no card.
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