HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Umatilla County, Oregon (FY 2026)
A two-bedroom in Umatilla County carries a FY 2026 Fair Market Rent of $1,241 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Umatilla keys off that figure.
2 bedroom FMR
$1,241
FY 2026, utilities included
Payment standard range
$1,117 to $1,365
90% to 110% of FMR
Income to afford 2BR
$49,640
per year, at 30% of income
Rank in Oregon
25th of 36
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Umatilla moves to $1,131. That's down 9%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Umatilla actually rent for?
Search any address in Umatilla 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 | $856 | $770 to $942 | $34,240 | $16.46/hr | +9.9% |
| 1 bedroom | $946 | $851 to $1,041 | $37,840 | $18.19/hr | +9.2% |
| 2 bedroom | $1,241 | $1,117 to $1,365 | $49,640 | $23.87/hr | +9.2% |
| 3 bedroom | $1,726 | $1,553 to $1,899 | $69,040 | $33.19/hr | +8.4% |
| 4 bedroom | $2,081 | $1,873 to $2,289 | $83,240 | $40.02/hr | +9.1% |
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 | $2,393 | $2,154 to $2,632 |
| 6 bedroom Estimate | $2,705 | $2,435 to $2,976 |
| 7 bedroom Estimate | $3,017 | $2,715 to $3,319 |
| 8 bedroom Estimate | $3,330 | $2,997 to $3,663 |
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 Umatilla, that runs from $856 for a studio up to $2,081 for four bedrooms, all five rates in the table above.
Because Umatilla 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, Pendleton included.
Among Oregon's 36 counties, Umatilla ranks 25th for two-bedroom FMR. That's about 11% below the state median of $1,393 and about 22% above the national median county at $1,018. About 79,904 people live here, 14th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,060 in 97813 (Athena) and $1,530 in 97886 (Weston), with the 13 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.
| ZIP | City | 2BR rate | vs county |
|---|---|---|---|
| 97801 | Pendleton | $1,200 | -3.3% |
| 97810 | Adams | $1,270 | +2.3% |
| 97813 | Athena | $1,060 | -14.6% |
| 97826 | Echo | $1,200 | -3.3% |
| 97835 | Helix | $1,200 | -3.3% |
| 97838 | Hermiston | $1,320 | +6.4% |
| 97859 | Meacham | $1,220 | -1.7% |
| 97862 | Milton Freewater | $1,100 | -11.4% |
| 97868 | Pilot Rock | $1,240 | -0.1% |
| 97875 | Stanfield | $1,330 | +7.2% |
| 97880 | Ukiah | $1,240 | -0.1% |
| 97882 | Umatilla | $1,290 | +3.9% |
| 97886 | Weston | $1,530 | +23.3% |
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 Umatilla somewhere between $1,117 and $1,365. 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.
$1,241 a month is affordable, by HUD's 30% rule, on an income of roughly $49,640 a year. Put another way, $24 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% ($1,117) | HAP at 100% ($1,241) | HAP at 110% ($1,365) |
|---|---|---|---|---|
| $2,500 | $750 | $367 | $491 | $615 |
| $4,000 | $1,200 | $0 | $41 | $165 |
Rate history
The two-bedroom rate went up 9% from FY 2025 ($1,136) to FY 2026 ($1,241). Since FY 2020 it's up 48% in total, about 6.8% 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 | $545 | $666 | $837 | $1,165 | $1,364 | — |
| FY 2021 | $564 | $677 | $846 | $1,201 | $1,465 | +1.1% |
| FY 2022 | $643 | $738 | $911 | $1,294 | $1,559 | +7.7% |
| FY 2023 | $662 | $776 | $966 | $1,373 | $1,645 | +6.0% |
| FY 2024 | $716 | $812 | $1,057 | $1,490 | $1,794 | +9.4% |
| FY 2025 | $779 | $866 | $1,136 | $1,592 | $1,908 | +7.5% |
| FY 2026 | $856 | $946 | $1,241 | $1,726 | $2,081 | +9.2% |
| FY 2027 | $788 | $865 | $1,131 | $1,566 | $1,873 | -8.9% |
Nearby counties
Questions people ask
$1,241 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $856 for a studio, $946 for one bedroom, $1,726 for three and $2,081 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 Umatilla actually go for?
HUD's number is one input. Search any address in Umatilla for a rent estimate built from nearby comps. 3 free searches, no card.
Free tier. No credit card.