HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Cumberland County, Pennsylvania (FY 2026)
$1,493 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Cumberland County, and it's the baseline every voucher in Cumberland is measured against.
2 bedroom FMR
$1,493
FY 2026, utilities included
Payment standard range
$1,344 to $1,642
90% to 110% of FMR
Income to afford 2BR
$59,720
per year, at 30% of income
Rank in Pennsylvania
13th of 67
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Cumberland moves to $1,598. That's up 7%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Cumberland actually rent for?
Search any address in Cumberland 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 | $1,058 | $952 to $1,164 | $42,320 | $20.35/hr | +11.0% |
| 1 bedroom | $1,212 | $1,091 to $1,333 | $48,480 | $23.31/hr | +8.8% |
| 2 bedroom | $1,493 | $1,344 to $1,642 | $59,720 | $28.71/hr | +8.9% |
| 3 bedroom | $1,920 | $1,728 to $2,112 | $76,800 | $36.92/hr | +8.9% |
| 4 bedroom | $1,977 | $1,779 to $2,175 | $79,080 | $38.02/hr | +8.7% |
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 | $2,274 | $2,047 to $2,501 |
| 6 bedroom Estimate | $2,570 | $2,313 to $2,827 |
| 7 bedroom Estimate | $2,867 | $2,580 to $3,154 |
| 8 bedroom Estimate | $3,163 | $2,847 to $3,479 |
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 Cumberland, that runs from $1,058 for a studio up to $1,977 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 Cumberland in with 2 other counties in the Harrisburg-Carlisle metro, Dauphin County, Perry County among them, and every one of them gets $1,493 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, Cumberland ranks 13th for two-bedroom FMR. That's about 31% above the state median of $1,138 and about 47% above the national median county at $1,018. About 261,269 people live here, 16th in the state.
Counties sharing the Harrisburg-Carlisle metro rate
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,100 in 17266 (Walnut Bottom) and $1,880 in 17050 (Mechanicsburg), with the 20 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 |
|---|---|---|---|
| 17001 | Camp Hill | $1,530 | +2.5% |
| 17007 | Boiling Springs | $1,220 | -18.3% |
| 17011 | Camp Hill | $1,620 | +8.5% |
| 17012 | Camp Hill | $1,493County rate | — |
| 17013 | Carlisle | $1,340 | -10.2% |
| 17015 | Carlisle | $1,490 | -0.2% |
| 17025 | Enola | $1,430 | -4.2% |
| 17027 | Grantham | $1,520 | +1.8% |
| 17043 | Lemoyne | $1,250 | -16.3% |
| 17050 | Mechanicsburg | $1,880 | +25.9% |
| 17055 | Mechanicsburg | $1,670 | +11.9% |
| 17065 | Mount Holly Springs | $1,210 | -19.0% |
| 17070 | New Cumberland | $1,210 | -19.0% |
| 17072 | New Kingstown | $1,530 | +2.5% |
| 17081 | Plainfield | $1,490 | -0.2% |
| 17089 | Camp Hill | $1,530 | +2.5% |
| 17093 | Summerdale | $1,410 | -5.6% |
| 17240 | Newburg | $1,670 | +11.9% |
| 17241 | Newville | $1,230 | -17.6% |
| 17257 | Shippensburg | $1,370 | -8.2% |
| 17266 | Walnut Bottom | $1,100 | -26.3% |
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 Cumberland somewhere between $1,344 and $1,642. 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.
$1,493 a month is affordable, by HUD's 30% rule, on an income of roughly $59,720 a year. Put another way, $29 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% ($1,344) | HAP at 100% ($1,493) | HAP at 110% ($1,642) |
|---|---|---|---|---|
| $2,500 | $750 | $594 | $743 | $892 |
| $4,000 | $1,200 | $144 | $293 | $442 |
Rate history
The two-bedroom rate went up 9% from FY 2025 ($1,371) to FY 2026 ($1,493). Since FY 2020 it's up 57% in total, about 7.8% a year. The Pennsylvania median moved up 7% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $621 | $760 | $953 | $1,216 | $1,291 | — |
| FY 2021 | $651 | $773 | $977 | $1,242 | $1,325 | +2.5% |
| FY 2022 | $732 | $843 | $1,074 | $1,364 | $1,456 | +9.9% |
| FY 2023 | $847 | $975 | $1,228 | $1,570 | $1,650 | +14.3% |
| FY 2024 | $876 | $1,021 | $1,273 | $1,634 | $1,695 | +3.7% |
| FY 2025 | $953 | $1,114 | $1,371 | $1,763 | $1,818 | +7.7% |
| FY 2026 | $1,058 | $1,212 | $1,493 | $1,920 | $1,977 | +8.9% |
| FY 2027 | $1,166 | $1,285 | $1,598 | $2,055 | $2,100 | +7.0% |
Nearby counties
Questions people ask
$1,493 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,058 for a studio, $1,212 for one bedroom, $1,920 for three and $1,977 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 Cumberland actually go for?
HUD's number is one input. Search any address in Cumberland for a rent estimate built from nearby comps. 3 free searches, no card.
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