HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Wagoner County, Oklahoma (FY 2026)
$1,217 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Wagoner County, and it's the baseline every voucher in Wagoner is measured against.
2 bedroom FMR
$1,217
FY 2026, utilities included
Payment standard range
$1,095 to $1,339
90% to 110% of FMR
Income to afford 2BR
$48,680
per year, at 30% of income
Rank in Oklahoma
10th of 77
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Wagoner moves to $1,229. That's up 1%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Wagoner actually rent for?
Search any address in Wagoner 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 | $933 | $840 to $1,026 | $37,320 | $17.94/hr | +4.8% |
| 1 bedroom | $987 | $888 to $1,086 | $39,480 | $18.98/hr | +3.9% |
| 2 bedroom | $1,217 | $1,095 to $1,339 | $48,680 | $23.40/hr | +3.2% |
| 3 bedroom | $1,602 | $1,442 to $1,762 | $64,080 | $30.81/hr | +3.0% |
| 4 bedroom | $1,858 | $1,672 to $2,044 | $74,320 | $35.73/hr | +3.5% |
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 | $2,137 | $1,923 to $2,351 |
| 6 bedroom Estimate | $2,415 | $2,174 to $2,657 |
| 7 bedroom Estimate | $2,694 | $2,425 to $2,963 |
| 8 bedroom Estimate | $2,973 | $2,676 to $3,270 |
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 Wagoner, that runs from $933 for a studio up to $1,858 for four bedrooms, all five rates in the table above.
This is a metro rate. The county doesn't get one of its own. HUD lumps Wagoner in with 4 other counties in the Tulsa metro, Tulsa County, Rogers County, Creek County among them, and every one of them gets $1,217 for a two-bedroom. Where you are inside the metro doesn't change the county number. It does change the ZIP number, covered below.
Among Oklahoma's 77 counties, Wagoner ranks 10th for two-bedroom FMR. That's about 30% above the state median of $937 and about 20% above the national median county at $1,018. About 82,269 people live here, 7th in the state.
Counties sharing the Tulsa metro rate
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $940 in 74454 (Porter) and $1,620 in 74014 (Broken Arrow), 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 Wagoner somewhere between $1,095 and $1,339. 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.
$1,217 a month is affordable, by HUD's 30% rule, on an income of roughly $48,680 a year. Put another way, $23 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% ($1,095) | HAP at 100% ($1,217) | HAP at 110% ($1,339) |
|---|---|---|---|---|
| $2,500 | $750 | $345 | $467 | $589 |
| $4,000 | $1,200 | $0 | $17 | $139 |
Rate history
The two-bedroom rate went up 3% from FY 2025 ($1,179) to FY 2026 ($1,217). Since FY 2020 it's up 36% in total, about 5.2% 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 | $597 | $696 | $898 | $1,199 | $1,374 | — |
| FY 2021 | $607 | $697 | $896 | $1,187 | $1,381 | -0.2% |
| FY 2022 | $646 | $724 | $925 | $1,219 | $1,428 | +3.2% |
| FY 2023 | $711 | $781 | $987 | $1,300 | $1,519 | +6.7% |
| FY 2024 | $834 | $900 | $1,128 | $1,489 | $1,733 | +14.3% |
| FY 2025 | $890 | $950 | $1,179 | $1,555 | $1,796 | +4.5% |
| FY 2026 | $933 | $987 | $1,217 | $1,602 | $1,858 | +3.2% |
| FY 2027 | $947 | $1,007 | $1,229 | $1,611 | $1,882 | +1.0% |
Nearby counties
Questions people ask
$1,217 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $933 for a studio, $987 for one bedroom, $1,602 for three and $1,858 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 Wagoner actually go for?
HUD's number is one input. Search any address in Wagoner for a rent estimate built from nearby comps. 3 free searches, no card.
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