HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Payne County, Oklahoma (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Payne County is $1,035 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,035
FY 2026, utilities included
Payment standard range
$932 to $1,139
90% to 110% of FMR
Income to afford 2BR
$41,400
per year, at 30% of income
Rank in Oklahoma
17th of 77
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Payne moves to $1,010. That's down 2%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Payne actually rent for?
Search any address in Payne 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 | $784 | $706 to $862 | $31,360 | $15.08/hr | +2.2% |
| 1 bedroom | $847 | $762 to $932 | $33,880 | $16.29/hr | +3.0% |
| 2 bedroom | $1,035 | $932 to $1,139 | $41,400 | $19.90/hr | +2.1% |
| 3 bedroom | $1,439 | $1,295 to $1,583 | $57,560 | $27.67/hr | +1.3% |
| 4 bedroom | $1,568 | $1,411 to $1,725 | $62,720 | $30.15/hr | +2.7% |
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 | $1,803 | $1,623 to $1,983 |
| 6 bedroom Estimate | $2,038 | $1,834 to $2,242 |
| 7 bedroom Estimate | $2,274 | $2,047 to $2,501 |
| 8 bedroom Estimate | $2,509 | $2,258 to $2,760 |
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 Payne, that runs from $784 for a studio up to $1,568 for four bedrooms, all five rates in the table above.
Because Payne 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, Stillwater included.
Among Oklahoma's 77 counties, Payne ranks 17th for two-bedroom FMR. That's about 10% above the state median of $937 and within a couple percent of the national median county at $1,018. About 82,058 people live here, 8th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $940 in 74023 (Cushing) and $1,150 in 74074 (Stillwater), with the 10 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 Payne somewhere between $932 and $1,139. 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.
$1,035 a month is affordable, by HUD's 30% rule, on an income of roughly $41,400 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% ($932) | HAP at 100% ($1,035) | HAP at 110% ($1,139) |
|---|---|---|---|---|
| $2,500 | $750 | $182 | $285 | $389 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 2% from FY 2025 ($1,014) to FY 2026 ($1,035). Since FY 2020 it's up 32% in total, about 4.7% 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 | $640 | $644 | $784 | $1,116 | $1,223 | — |
| FY 2021 | $668 | $688 | $825 | $1,150 | $1,291 | +5.2% |
| FY 2022 | $682 | $721 | $856 | $1,179 | $1,353 | +3.8% |
| FY 2023 | $698 | $747 | $897 | $1,248 | $1,405 | +4.8% |
| FY 2024 | $744 | $803 | $976 | $1,375 | $1,521 | +8.8% |
| FY 2025 | $767 | $822 | $1,014 | $1,421 | $1,527 | +3.9% |
| FY 2026 | $784 | $847 | $1,035 | $1,439 | $1,568 | +2.1% |
| FY 2027 | $799 | $829 | $1,010 | $1,399 | $1,468 | -2.4% |
Nearby counties
Questions people ask
$1,035 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $784 for a studio, $847 for one bedroom, $1,439 for three and $1,568 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 Payne actually go for?
HUD's number is one input. Search any address in Payne for a rent estimate built from nearby comps. 3 free searches, no card.
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