HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Shelby County, Ohio (FY 2026)
$1,033 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Shelby County, and it's the baseline every voucher in Shelby is measured against.
2 bedroom FMR
$1,033
FY 2026, utilities included
Payment standard range
$930 to $1,136
90% to 110% of FMR
Income to afford 2BR
$41,320
per year, at 30% of income
Rank in Ohio
41st of 88
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Shelby moves to $1,076. That's up 4%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Shelby actually rent for?
Search any address in Shelby 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 | $720 | $648 to $792 | $28,800 | $13.85/hr | +9.8% |
| 1 bedroom | $787 | $708 to $866 | $31,480 | $15.13/hr | +8.0% |
| 2 bedroom | $1,033 | $930 to $1,136 | $41,320 | $19.87/hr | +7.9% |
| 3 bedroom | $1,384 | $1,246 to $1,522 | $55,360 | $26.62/hr | +8.1% |
| 4 bedroom | $1,448 | $1,303 to $1,593 | $57,920 | $27.85/hr | +7.3% |
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 | $1,665 | $1,499 to $1,832 |
| 6 bedroom Estimate | $1,882 | $1,694 to $2,070 |
| 7 bedroom Estimate | $2,100 | $1,890 to $2,310 |
| 8 bedroom Estimate | $2,317 | $2,085 to $2,549 |
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 Shelby, that runs from $720 for a studio up to $1,448 for four bedrooms, all five rates in the table above.
Because Shelby 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, Sidney included.
Among Ohio's 88 counties, Shelby ranks 41st for two-bedroom FMR. That's within a couple percent of the state median of $1,016 and within a couple percent of the national median county at $1,018. About 48,145 people live here, 50th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $970 in 45845 (Fort Loramie) and $1,230 in 45302 (Anna), 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 |
|---|---|---|---|
| 45302 | Anna | $1,230 | +19.1% |
| 45306 | Botkins | $1,050 | +1.6% |
| 45333 | Houston | $1,050 | +1.6% |
| 45334 | Jackson Center | $1,210 | +17.1% |
| 45336 | Kettlersville | $1,120 | +8.4% |
| 45340 | Maplewood | $1,080 | +4.5% |
| 45353 | Pemberton | $1,020 | -1.3% |
| 45360 | Port Jefferson | $980 | -5.1% |
| 45363 | Russia | $1,020 | -1.3% |
| 45365 | Sidney | $1,020 | -1.3% |
| 45367 | Sidney | $1,030 | -0.3% |
| 45845 | Fort Loramie | $970 | -6.1% |
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 Shelby somewhere between $930 and $1,136. 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.
$1,033 a month is affordable, by HUD's 30% rule, on an income of roughly $41,320 a year. Put another way, $20 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% ($930) | HAP at 100% ($1,033) | HAP at 110% ($1,136) |
|---|---|---|---|---|
| $2,500 | $750 | $180 | $283 | $386 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 8% from FY 2025 ($957) to FY 2026 ($1,033). Since FY 2020 it's up 47% in total, about 6.6% 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 | $585 | $704 | $915 | $1,027 | — |
| FY 2021 | $549 | $614 | $736 | $999 | $1,076 | +4.5% |
| FY 2022 | $521 | $617 | $740 | $1,002 | $1,087 | +0.5% |
| FY 2023 | $566 | $660 | $811 | $1,102 | $1,204 | +9.6% |
| FY 2024 | $599 | $691 | $884 | $1,194 | $1,292 | +9.0% |
| FY 2025 | $656 | $729 | $957 | $1,280 | $1,349 | +8.3% |
| FY 2026 | $720 | $787 | $1,033 | $1,384 | $1,448 | +7.9% |
| FY 2027 | $804 | $823 | $1,076 | $1,446 | $1,485 | +4.2% |
Nearby counties
Questions people ask
$1,033 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $720 for a studio, $787 for one bedroom, $1,384 for three and $1,448 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 Shelby actually go for?
HUD's number is one input. Search any address in Shelby for a rent estimate built from nearby comps. 3 free searches, no card.
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