HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Beckham County, Oklahoma (FY 2026)
A two-bedroom in Beckham County carries a FY 2026 Fair Market Rent of $1,048 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Beckham keys off that figure.
2 bedroom FMR
$1,048
FY 2026, utilities included
Payment standard range
$943 to $1,153
90% to 110% of FMR
Income to afford 2BR
$41,920
per year, at 30% of income
Rank in Oklahoma
16th of 77
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Beckham moves to $1,039. That's down 1%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Beckham actually rent for?
Search any address in Beckham 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 | $788 | $709 to $867 | $31,520 | $15.15/hr | +5.3% |
| 1 bedroom | $799 | $719 to $879 | $31,960 | $15.37/hr | +4.4% |
| 2 bedroom | $1,048 | $943 to $1,153 | $41,920 | $20.15/hr | +4.4% |
| 3 bedroom | $1,257 | $1,131 to $1,383 | $50,280 | $24.17/hr | +3.9% |
| 4 bedroom | $1,502 | $1,352 to $1,652 | $60,080 | $28.88/hr | +3.7% |
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 | $1,727 | $1,554 to $1,900 |
| 6 bedroom Estimate | $1,953 | $1,758 to $2,148 |
| 7 bedroom Estimate | $2,178 | $1,960 to $2,396 |
| 8 bedroom Estimate | $2,403 | $2,163 to $2,643 |
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 Beckham, that runs from $788 for a studio up to $1,502 for four bedrooms, all five rates in the table above.
Because Beckham 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, Elk City included.
Among Oklahoma's 77 counties, Beckham ranks 16th for two-bedroom FMR. That's about 12% above the state median of $937 and about 3% above the national median county at $1,018. About 22,295 people live here, 38th 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 73645 (Erick) and $1,070 in 73644 (Elk City), with the 5 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 Beckham somewhere between $943 and $1,153. 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.
$1,048 a month is affordable, by HUD's 30% rule, on an income of roughly $41,920 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% ($943) | HAP at 100% ($1,048) | HAP at 110% ($1,153) |
|---|---|---|---|---|
| $2,500 | $750 | $193 | $298 | $403 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 4% from FY 2025 ($1,004) to FY 2026 ($1,048). Since FY 2020 it's up 28% in total, about 4.2% a year. The Oklahoma median moved up 3% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $535 | $623 | $821 | $1,023 | $1,188 | — |
| FY 2021 | $627 | $631 | $832 | $1,035 | $1,212 | +1.3% |
| FY 2022 | $616 | $620 | $816 | $1,009 | $1,194 | -1.9% |
| FY 2023 | $654 | $659 | $867 | $1,079 | $1,272 | +6.3% |
| FY 2024 | $731 | $732 | $962 | $1,163 | $1,400 | +11.0% |
| FY 2025 | $748 | $765 | $1,004 | $1,210 | $1,448 | +4.4% |
| FY 2026 | $788 | $799 | $1,048 | $1,257 | $1,502 | +4.4% |
| FY 2027 | $724 | $794 | $1,039 | $1,238 | $1,480 | -0.9% |
Nearby counties
Questions people ask
$1,048 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $788 for a studio, $799 for one bedroom, $1,257 for three and $1,502 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 Beckham actually go for?
HUD's number is one input. Search any address in Beckham for a rent estimate built from nearby comps. 3 free searches, no card.
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