HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Pontotoc County, Oklahoma (FY 2026)
A two-bedroom in Pontotoc County carries a FY 2026 Fair Market Rent of $994 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Pontotoc keys off that figure.
2 bedroom FMR
$994
FY 2026, utilities included
Payment standard range
$895 to $1,093
90% to 110% of FMR
Income to afford 2BR
$39,760
per year, at 30% of income
Rank in Oklahoma
24th of 77
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Pontotoc moves to $982. 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 Pontotoc actually rent for?
Search any address in Pontotoc 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 | $699 | $629 to $769 | $27,960 | $13.44/hr | -5.9% |
| 1 bedroom | $758 | $682 to $834 | $30,320 | $14.58/hr | +1.3% |
| 2 bedroom | $994 | $895 to $1,093 | $39,760 | $19.12/hr | +1.3% |
| 3 bedroom | $1,230 | $1,107 to $1,353 | $49,200 | $23.65/hr | -1.0% |
| 4 bedroom | $1,334 | $1,201 to $1,467 | $53,360 | $25.65/hr | -1.8% |
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 | $1,534 | $1,381 to $1,687 |
| 6 bedroom Estimate | $1,734 | $1,561 to $1,907 |
| 7 bedroom Estimate | $1,934 | $1,741 to $2,127 |
| 8 bedroom Estimate | $2,134 | $1,921 to $2,347 |
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 Pontotoc, that runs from $699 for a studio up to $1,334 for four bedrooms, all five rates in the table above.
Because Pontotoc 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, Ada included.
Among Oklahoma's 77 counties, Pontotoc ranks 24th for two-bedroom FMR. That's about 6% above the state median of $937 and about 2% below the national median county at $1,018. About 38,116 people live here, 28th 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 74842 (Fittstown) and $1,070 in 74825 (Allen), with the 8 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 Pontotoc somewhere between $895 and $1,093. 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.
$994 a month is affordable, by HUD's 30% rule, on an income of roughly $39,760 a year. Put another way, $19 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% ($895) | HAP at 100% ($994) | HAP at 110% ($1,093) |
|---|---|---|---|---|
| $2,500 | $750 | $145 | $244 | $343 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 1% from FY 2025 ($981) to FY 2026 ($994). Since FY 2020 it's up 40% in total, about 5.7% 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 | $481 | $544 | $712 | $941 | $976 | — |
| FY 2021 | $566 | $569 | $745 | $978 | $1,010 | +4.6% |
| FY 2022 | $589 | $593 | $774 | $994 | $1,050 | +3.9% |
| FY 2023 | $618 | $622 | $819 | $1,062 | $1,100 | +5.8% |
| FY 2024 | $721 | $726 | $954 | $1,213 | $1,271 | +16.5% |
| FY 2025 | $743 | $748 | $981 | $1,243 | $1,358 | +2.8% |
| FY 2026 | $699 | $758 | $994 | $1,230 | $1,334 | +1.3% |
| FY 2027 | $684 | $751 | $982 | $1,218 | $1,291 | -1.2% |
Nearby counties
Questions people ask
$994 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $699 for a studio, $758 for one bedroom, $1,230 for three and $1,334 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 Pontotoc actually go for?
HUD's number is one input. Search any address in Pontotoc for a rent estimate built from nearby comps. 3 free searches, no card.
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