HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Butler County, Pennsylvania (FY 2027)
A two-bedroom in Butler County carries a FY 2027 Fair Market Rent of $1,389 a month, effective October 1, 2026 through September 30, 2027. Everything Section 8 pays in Butler keys off that figure.
Two-bedroom FMR
$1,389
+6.9% from FY 2026
Payment standard
$1,250–$1,528
90% to 110% of the FMR, two-bedroom
Income to afford
$55,560
a year, with rent at 30% of income
Rank in Pennsylvania
20th of 67
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 | $1,075 | $968–$1,183 | $43,000 | $20.67/hr | +7.4% |
| 1 bedroom | $1,146 | $1,031–$1,261 | $45,840 | $22.04/hr | +6.4% |
| 2 bedroom | $1,389 | $1,250–$1,528 | $55,560 | $26.71/hr | +6.9% |
| 3 bedroom | $1,773 | $1,596–$1,950 | $70,920 | $34.10/hr | +6.7% |
| 4 bedroom | $1,925 | $1,733–$2,118 | $77,000 | $37.02/hr | +7.6% |
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 | $2,214 | $1,993–$2,435 |
| 6 bedroom Estimate | $2,503 | $2,253–$2,753 |
| 7 bedroom Estimate | $2,791 | $2,512–$3,070 |
| 8 bedroom Estimate | $3,080 | $2,772–$3,388 |
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 Butler actually rent for?
Search any address in Butler for a rent estimate built from nearby comps, with the HUD figure right next to it.
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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 Butler somewhere between $1,250 and $1,528. 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.
$1,389 a month is affordable, by HUD's 30% rule, on an income of roughly $55,560 a year. Put another way, $27 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%$1,250 | Voucher pays at 100%$1,389 | Voucher pays at 110%$1,528 |
|---|---|---|---|---|
| $2,500 | $750 | $500 | $639 | $778 |
| $4,000 | $1,200 | $50 | $189 | $328 |
Rate history
The two-bedroom rate went up 7% from FY 2026 ($1,299) to FY 2027 ($1,389). Since FY 2020 it's up 56% in total, about 6.6% a year. The Pennsylvania median held flat over the same year.
| Fiscal year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $661 | $727 | $890 | $1,137 | $1,248 | — |
| FY 2021 | $714 | $772 | $940 | $1,206 | $1,321 | +5.6% |
| FY 2022 | $763 | $807 | $981 | $1,252 | $1,371 | +4.4% |
| FY 2023 | $862 | $904 | $1,090 | $1,386 | $1,515 | +11.1% |
| FY 2024 | $917 | $965 | $1,161 | $1,474 | $1,605 | +6.5% |
| FY 2025 | $998 | $1,068 | $1,280 | $1,632 | $1,759 | +10.2% |
| FY 2026 | $1,001 | $1,077 | $1,299 | $1,661 | $1,789 | +1.5% |
| FY 2027In effect | $1,075 | $1,146 | $1,389 | $1,773 | $1,925 | +6.9% |
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 Butler, that runs from $1,075 for a studio up to $1,925 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 Butler in with 5 other counties in the Pittsburgh metro, Allegheny County, Westmoreland County, Washington County among them, and every one of them gets $1,389 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 Pennsylvania's 67 counties, Butler ranks 20th for two-bedroom FMR. That's about 22% above the state median of $1,136 and about 31% above the national median county at $1,063. About 197,254 people live here, 19th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,010 in 16030 (Eau Claire) and $2,080 in 16046 (Mars), with the 33 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 |
|---|---|---|---|
| 16001 | Butler | $1,240 | -10.7% |
| 16002 | Butler | $1,150 | -17.2% |
| 16003 | Butler | $1,350 | -2.8% |
| 16016 | Boyers | $1,389County rate | — |
| 16017 | Boyers | $1,389County rate | — |
| 16018 | Boyers | $1,389County rate | — |
| 16020 | Boyers | $1,200 | -13.6% |
| 16021 | Branchton | $1,389County rate | — |
| 16022 | Bruin | $1,100 | -20.8% |
| 16023 | Cabot | $1,490 | +7.3% |
| 16024 | Callery | $1,420 | +2.2% |
| 16025 | Chicora | $1,120 | -19.4% |
| 16027 | Connoquenessing | $1,710 | +23.1% |
| 16029 | East Butler | $1,140 | -17.9% |
| 16030 | Eau Claire | $1,010 | -27.3% |
| 16033 | Evans City | $1,560 | +12.3% |
| 16034 | Fenelton | $1,250 | -10.0% |
| 16035 | Forestville | $1,210 | -12.9% |
| 16037 | Harmony | $1,210 | -12.9% |
| 16038 | Harrisville | $1,250 | -10.0% |
| 16039 | Herman | $1,350 | -2.8% |
| 16040 | Hilliards | $1,130 | -18.6% |
| 16041 | Karns City | $1,210 | -12.9% |
| 16045 | Lyndora | $1,330 | -4.2% |
| 16046 | Mars | $2,080 | +49.7% |
| 16048 | North Washington | $1,210 | -12.9% |
| 16050 | Petrolia | $1,350 | -2.8% |
| 16051 | Portersville | $1,010 | -27.3% |
| 16052 | Prospect | $1,310 | -5.7% |
| 16053 | Renfrew | $1,390 | +0.1% |
| 16055 | Sarver | $1,360 | -2.1% |
| 16056 | Saxonburg | $1,250 | -10.0% |
| 16057 | Slippery Rock | $1,180 | -15.0% |
| 16059 | Valencia | $2,080 | +49.7% |
| 16061 | West Sunbury | $1,250 | -10.0% |
| 16063 | Zelienople | $1,350 | -2.8% |
| 16066 | Cranberry Township | $2,030 | +46.1% |
Counties sharing the Pittsburgh metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,389 two-bedroom figure as Butler.
Nearby counties
Two-bedroom FMR, with how each compares to Butler.
Armstrong County
24 mi · 64,622 people
$1,043
-25%
Lawrence County
25 mi · 85,024 people
$1,095
-21%
Beaver County
27 mi · 166,324 people
$1,389
same rate
Allegheny County
32 mi · 1,238,177 people
$1,389
same rate
Clarion County
33 mi · 37,179 people
$1,014
-27%
Mercer County
34 mi · 109,257 people
$1,028
-26%
Venango County
34 mi · 49,801 people
$1,014
-27%
Westmoreland County
46 mi · 352,500 people
$1,389
same rate
Questions people ask
$1,389 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,075 for a studio, $1,146 for one bedroom, $1,773 for three and $1,925 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 Butler actually go for?
HUD's number is one input. Search any address in Butler for a rent estimate built from nearby comps. Free to start, no card.
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