HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Benton County, Oregon (FY 2026)
$1,622 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Benton County, and it's the baseline every voucher in Benton is measured against.
2 bedroom FMR
$1,622
FY 2026, utilities included
Payment standard range
$1,460 to $1,784
90% to 110% of FMR
Income to afford 2BR
$64,880
per year, at 30% of income
Rank in Oregon
9th of 36
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Benton moves to $1,857. That's up 14%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Benton actually rent for?
Search any address in Benton 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 | $1,200 | $1,080 to $1,320 | $48,000 | $23.08/hr | 0.0% |
| 1 bedroom | $1,290 | $1,161 to $1,419 | $51,600 | $24.81/hr | +0.9% |
| 2 bedroom | $1,622 | $1,460 to $1,784 | $64,880 | $31.19/hr | -1.3% |
| 3 bedroom | $2,256 | $2,030 to $2,482 | $90,240 | $43.38/hr | -2.0% |
| 4 bedroom | $2,545 | $2,291 to $2,800 | $101,800 | $48.94/hr | +2.2% |
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 | $2,927 | $2,634 to $3,220 |
| 6 bedroom Estimate | $3,309 | $2,978 to $3,640 |
| 7 bedroom Estimate | $3,690 | $3,321 to $4,059 |
| 8 bedroom Estimate | $4,072 | $3,665 to $4,479 |
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 Benton, that runs from $1,200 for a studio up to $2,545 for four bedrooms, all five rates in the table above.
Benton is its own HUD metro area (Corvallis, OR), so the rate here is set from rents inside the county rather than a wider region.
Among Oregon's 36 counties, Benton ranks 9th for two-bedroom FMR. That's about 16% above the state median of $1,393 and about 59% above the national median county at $1,018. About 95,615 people live here, 11th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,480 in 97324 (Alsea) and $1,700 in 97333 (Corvallis), 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 Benton somewhere between $1,460 and $1,784. 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.
$1,622 a month is affordable, by HUD's 30% rule, on an income of roughly $64,880 a year. Put another way, $31 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% ($1,460) | HAP at 100% ($1,622) | HAP at 110% ($1,784) |
|---|---|---|---|---|
| $2,500 | $750 | $710 | $872 | $1,034 |
| $4,000 | $1,200 | $260 | $422 | $584 |
Rate history
The two-bedroom rate went down 1% from FY 2025 ($1,643) to FY 2026 ($1,622). Since FY 2020 it's up 38% in total, about 5.5% a year. The Oregon median moved up 11% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $869 | $991 | $1,177 | $1,698 | $2,066 | — |
| FY 2021 | $932 | $1,031 | $1,217 | $1,742 | $2,107 | +3.4% |
| FY 2022 | $1,000 | $1,065 | $1,272 | $1,807 | $2,177 | +4.5% |
| FY 2023 | $1,107 | $1,158 | $1,430 | $2,032 | $2,410 | +12.4% |
| FY 2024 | $1,192 | $1,236 | $1,570 | $2,212 | $2,495 | +9.8% |
| FY 2025 | $1,200 | $1,279 | $1,643 | $2,302 | $2,490 | +4.6% |
| FY 2026 | $1,200 | $1,290 | $1,622 | $2,256 | $2,545 | -1.3% |
| FY 2027 | $1,365 | $1,487 | $1,857 | $2,571 | $3,102 | +14.5% |
Nearby counties
Linn County
$1,50025 mi · pop 128,598
Polk County
$1,56029 mi · pop 87,600
Lincoln County
$1,48031 mi · pop 50,334
Lane County
$1,68836 mi · pop 382,218
Marion County
$1,56040 mi · pop 345,815
Yamhill County
$1,92249 mi · pop 107,674
Tillamook County
$1,40569 mi · pop 27,345
Clackamas County
$1,92273 mi · pop 420,925
Questions people ask
$1,622 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,200 for a studio, $1,290 for one bedroom, $2,256 for three and $2,545 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 Benton actually go for?
HUD's number is one input. Search any address in Benton for a rent estimate built from nearby comps. 3 free searches, no card.
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