HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Shelby County, Ohio (FY 2027)
$1,076 a month. That's HUD's FY 2027 Fair Market Rent for a two-bedroom in Shelby County, and it's the baseline every voucher in Shelby is measured against.
Two-bedroom FMR
$1,076
+4.2% from FY 2026
Payment standard
$968–$1,184
90% to 110% of the FMR, two-bedroom
Income to afford
$43,040
a year, with rent at 30% of income
Rank in Ohio
39th of 88
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 | $804 | $724–$884 | $32,160 | $15.46/hr | +11.7% |
| 1 bedroom | $823 | $741–$905 | $32,920 | $15.83/hr | +4.6% |
| 2 bedroom | $1,076 | $968–$1,184 | $43,040 | $20.69/hr | +4.2% |
| 3 bedroom | $1,446 | $1,301–$1,591 | $57,840 | $27.81/hr | +4.5% |
| 4 bedroom | $1,485 | $1,337–$1,634 | $59,400 | $28.56/hr | +2.6% |
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 | $1,708 | $1,537–$1,879 |
| 6 bedroom Estimate | $1,931 | $1,738–$2,124 |
| 7 bedroom Estimate | $2,153 | $1,938–$2,368 |
| 8 bedroom Estimate | $2,376 | $2,138–$2,614 |
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 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.
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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 Shelby somewhere between $968 and $1,184. 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.
$1,076 a month is affordable, by HUD's 30% rule, on an income of roughly $43,040 a year. Put another way, $21 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%$968 | Voucher pays at 100%$1,076 | Voucher pays at 110%$1,184 |
|---|---|---|---|---|
| $2,500 | $750 | $218 | $326 | $434 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 4% from FY 2026 ($1,033) to FY 2027 ($1,076). Since FY 2020 it's up 53% in total, about 6.2% a year. The Ohio median moved up 3% over the same year.
| Fiscal 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 2027In effect | $804 | $823 | $1,076 | $1,446 | $1,485 | +4.2% |
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 Shelby, that runs from $804 for a studio up to $1,485 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 39th for two-bedroom FMR. That's about 3% above the state median of $1,048 and within a couple percent of the national median county at $1,063. About 47,929 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 $1,000 in 45360 (Port Jefferson) and $1,270 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 | $1,270 | +18.0% |
| 45306 | Botkins | $1,090 | +1.3% |
| 45333 | Houston | $1,060 | -1.5% |
| 45334 | Jackson Center | $1,270 | +18.0% |
| 45336 | Kettlersville | $1,160 | +7.8% |
| 45340 | Maplewood | $1,120 | +4.1% |
| 45353 | Pemberton | $1,060 | -1.5% |
| 45360 | Port Jefferson | $1,000 | -7.1% |
| 45363 | Russia | $1,060 | -1.5% |
| 45365 | Sidney | $1,060 | -1.5% |
| 45367 | Sidney | $1,080 | +0.4% |
| 45845 | Fort Loramie | $1,000 | -7.1% |
Nearby counties
Two-bedroom FMR, with how each compares to Shelby.
Auglaize County
14 mi · 46,125 people
$1,016
-6%
Miami County
21 mi · 110,296 people
$1,248
+16%
Logan County
23 mi · 46,089 people
$1,064
-1%
Mercer County
24 mi · 42,484 people
$1,008
-6%
Darke County
25 mi · 51,594 people
$1,003
-7%
Champaign County
27 mi · 38,804 people
$1,047
-3%
Allen County
31 mi · 101,348 people
$1,179
+10%
Clark County
34 mi · 135,158 people
$1,160
+8%
Questions people ask
$1,076 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $804 for a studio, $823 for one bedroom, $1,446 for three and $1,485 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 Shelby actually go for?
HUD's number is one input. Search any address in Shelby for a rent estimate built from nearby comps. Free to start, no card.
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