HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Umatilla County, Oregon (FY 2027)
A two-bedroom in Umatilla County carries a FY 2027 Fair Market Rent of $1,131 a month, effective October 1, 2026 through September 30, 2027. Everything Section 8 pays in Umatilla keys off that figure.
Two-bedroom FMR
$1,131
-8.9% from FY 2026
Payment standard
$1,018–$1,244
90% to 110% of the FMR, two-bedroom
Income to afford
$45,240
a year, with rent at 30% of income
Rank in Oregon
26th of 36
by two-bedroom FMR, highest first
FY 2027 Fair Market Rents
Payment standard is the 90% to 110% band a housing authority can set. Income needed puts rent at 30% of gross income, and the hourly wage assumes a 40-hour week.
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2026 |
|---|---|---|---|---|---|
| Studio | $788 | $709–$867 | $31,520 | $15.15/hr | -7.9% |
| 1 bedroom | $865 | $779–$952 | $34,600 | $16.63/hr | -8.6% |
| 2 bedroom | $1,131 | $1,018–$1,244 | $45,240 | $21.75/hr | -8.9% |
| 3 bedroom | $1,566 | $1,409–$1,723 | $62,640 | $30.12/hr | -9.3% |
| 4 bedroom | $1,873 | $1,686–$2,060 | $74,920 | $36.02/hr | -10.0% |
Five to eight 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 | $2,154 | $1,939–$2,369 |
| 6 bedroom Estimate | $2,435 | $2,192–$2,679 |
| 7 bedroom Estimate | $2,716 | $2,444–$2,988 |
| 8 bedroom Estimate | $2,997 | $2,697–$3,297 |
Source: HUD Office of Policy Development and Research, FY 2027 Fair Market Rents. Rents include utilities. huduser.gov
Market check
HUD's number is one input. What does a two-bedroom in Umatilla actually rent for?
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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 $1,018 and $1,244. 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.
$1,131 a month is affordable, by HUD's 30% rule, on an income of roughly $45,240 a year. Put another way, $22 an hour full time.
Worked example for a two-bedroom renting at the payment standard. The tenant pays 30% of monthly income and the voucher covers the rest.
| Monthly household income | Tenant pays (30%) | Voucher pays at 90%$1,018 | Voucher pays at 100%$1,131 | Voucher pays at 110%$1,244 |
|---|---|---|---|---|
| $2,500 | $750 | $268 | $381 | $494 |
| $4,000 | $1,200 | $0 | $0 | $44 |
Rate history
The two-bedroom rate went down 9% from FY 2026 ($1,241) to FY 2027 ($1,131). Since FY 2020 it's up 35% in total, about 4.4% a year. The Oregon median moved down 5% over the same year.
| Fiscal 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 2027In effect | $788 | $865 | $1,131 | $1,566 | $1,873 | -8.9% |
About this rate
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 2027 that's October 1, 2026 through September 30, 2027. In Umatilla, that runs from $788 for a studio up to $1,873 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 26th for two-bedroom FMR. That's about 15% below the state median of $1,325 and about 6% above the national median county at $1,063. About 79,940 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 $1,120 in 97801 (Pendleton) and $1,700 in 97810 (Adams), 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 | $1,120 | -1.0% |
| 97810 | Adams | $1,700 | +50.3% |
| 97813 | Athena | $1,120 | -1.0% |
| 97826 | Echo | $1,120 | -1.0% |
| 97835 | Helix | $1,150 | +1.7% |
| 97838 | Hermiston | $1,210 | +7.0% |
| 97859 | Meacham | $1,320 | +16.7% |
| 97862 | Milton Freewater | $1,120 | -1.0% |
| 97868 | Pilot Rock | $1,160 | +2.6% |
| 97875 | Stanfield | $1,200 | +6.1% |
| 97880 | Ukiah | $1,160 | +2.6% |
| 97882 | Umatilla | $1,200 | +6.1% |
| 97886 | Weston | $1,380 | +22.0% |
Nearby counties
Two-bedroom FMR, with how each compares to Umatilla.
Morrow County
41 mi · 12,300 people
$1,014
-10%
Union County
49 mi · 26,144 people
$1,114
-2%
Gilliam County
69 mi · 1,971 people
$1,014
-10%
Wallowa County
77 mi · 7,553 people
$1,116
-1%
Grant County
82 mi · 7,209 people
$1,068
-6%
Wheeler County
88 mi · 1,485 people
$1,014
-10%
Baker County
91 mi · 16,840 people
$1,014
-10%
Sherman County
94 mi · 1,938 people
$1,214
+7%
Questions people ask
$1,131 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $788 for a studio, $865 for one bedroom, $1,566 for three and $1,873 for four.
Tools for this county
Fair Market Rent lookup
Any ZIP code's Small Area FMR by bedroom count
Section 8 rent calculator
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
The 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. Free to start, no card.
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