HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Sullivan County, Pennsylvania (FY 2026)
$973 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Sullivan County, and it's the baseline every voucher in Sullivan is measured against.
2 bedroom FMR
$973
FY 2026, utilities included
Payment standard range
$876 to $1,070
90% to 110% of FMR
Income to afford 2BR
$38,920
per year, at 30% of income
Rank in Pennsylvania
65th of 67
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Sullivan moves to $1,014. That's up 4%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Sullivan actually rent for?
Search any address in Sullivan 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 | $708 | $637 to $779 | $28,320 | $13.62/hr | +6.6% |
| 1 bedroom | $775 | $698 to $853 | $31,000 | $14.90/hr | +3.3% |
| 2 bedroom | $973 | $876 to $1,070 | $38,920 | $18.71/hr | +7.2% |
| 3 bedroom | $1,353 | $1,218 to $1,488 | $54,120 | $26.02/hr | +6.4% |
| 4 bedroom | $1,595 | $1,436 to $1,755 | $63,800 | $30.67/hr | +4.6% |
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 | $1,834 | $1,651 to $2,017 |
| 6 bedroom Estimate | $2,074 | $1,867 to $2,281 |
| 7 bedroom Estimate | $2,313 | $2,082 to $2,544 |
| 8 bedroom Estimate | $2,552 | $2,297 to $2,807 |
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 Sullivan, that runs from $708 for a studio up to $1,595 for four bedrooms, all five rates in the table above.
Because Sullivan 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, Eagles Mere included.
Among Pennsylvania's 67 counties, Sullivan ranks 65th for two-bedroom FMR. That's about 14% below the state median of $1,138 and about 4% below the national median county at $1,018. About 5,880 people live here, 66th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $970 in 18616 (Forksville) and $1,360 in 17758 (Muncy Valley), with the 9 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 Sullivan somewhere between $876 and $1,070. 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.
$973 a month is affordable, by HUD's 30% rule, on an income of roughly $38,920 a year. Put another way, $19 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% ($876) | HAP at 100% ($973) | HAP at 110% ($1,070) |
|---|---|---|---|---|
| $2,500 | $750 | $126 | $223 | $320 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 7% from FY 2025 ($908) to FY 2026 ($973). Since FY 2020 it's up 36% in total, about 5.3% 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 | $532 | $607 | $714 | $1,030 | $1,254 | — |
| FY 2021 | $537 | $635 | $724 | $1,036 | $1,254 | +1.4% |
| FY 2022 | $557 | $641 | $757 | $1,075 | $1,296 | +4.6% |
| FY 2023 | $605 | $686 | $821 | $1,167 | $1,398 | +8.5% |
| FY 2024 | $616 | $697 | $845 | $1,191 | $1,428 | +2.9% |
| FY 2025 | $664 | $750 | $908 | $1,272 | $1,525 | +7.5% |
| FY 2026 | $708 | $775 | $973 | $1,353 | $1,595 | +7.2% |
| FY 2027 | $749 | $793 | $1,014 | $1,362 | $1,665 | +4.2% |
Nearby counties
Bradford County
$1,06623 mi · pop 60,159
Lycoming County
$1,19529 mi · pop 114,022
Wyoming County
$1,25231 mi · pop 26,219
Columbia County
$1,14032 mi · pop 64,924
Montour County
$1,37232 mi · pop 18,165
Luzerne County
$1,25235 mi · pop 325,396
Northumberland County
$97342 mi · pop 91,340
Tioga County
$1,05143 mi · pop 41,186
Questions people ask
$973 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $708 for a studio, $775 for one bedroom, $1,353 for three and $1,595 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 Sullivan actually go for?
HUD's number is one input. Search any address in Sullivan for a rent estimate built from nearby comps. 3 free searches, no card.
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