HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in York County, Pennsylvania (FY 2027)
A two-bedroom in York County carries a FY 2027 Fair Market Rent of $1,327 a month, effective October 1, 2026 through September 30, 2027. Everything Section 8 pays in York keys off that figure.
Two-bedroom FMR
$1,327
-0.6% from FY 2026
Payment standard
$1,194–$1,460
90% to 110% of the FMR, two-bedroom
Income to afford
$53,080
a year, with rent at 30% of income
Rank in Pennsylvania
29th 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 | $951 | $856–$1,046 | $38,040 | $18.29/hr | +2.8% |
| 1 bedroom | $1,042 | $938–$1,146 | $41,680 | $20.04/hr | -1.7% |
| 2 bedroom | $1,327 | $1,194–$1,460 | $53,080 | $25.52/hr | -0.6% |
| 3 bedroom | $1,757 | $1,581–$1,933 | $70,280 | $33.79/hr | -2.2% |
| 4 bedroom | $1,846 | $1,661–$2,031 | $73,840 | $35.50/hr | -0.2% |
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 | $2,123 | $1,911–$2,335 |
| 6 bedroom Estimate | $2,400 | $2,160–$2,640 |
| 7 bedroom Estimate | $2,677 | $2,409–$2,945 |
| 8 bedroom Estimate | $2,954 | $2,659–$3,249 |
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 York actually rent for?
Search any address in York 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 York somewhere between $1,194 and $1,460. 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.
$1,327 a month is affordable, by HUD's 30% rule, on an income of roughly $53,080 a year. Put another way, $26 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%$1,194 | Voucher pays at 100%$1,327 | Voucher pays at 110%$1,460 |
|---|---|---|---|---|
| $2,500 | $750 | $444 | $577 | $710 |
| $4,000 | $1,200 | $0 | $127 | $260 |
Rate history
The two-bedroom rate went down 1% from FY 2026 ($1,335) to FY 2027 ($1,327). Since FY 2020 it's up 36% in total, about 4.5% 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 | $634 | $739 | $973 | $1,230 | $1,333 | — |
| FY 2021 | $639 | $736 | $969 | $1,225 | $1,345 | -0.4% |
| FY 2022 | $692 | $785 | $1,024 | $1,300 | $1,415 | +5.7% |
| FY 2023 | $789 | $883 | $1,128 | $1,468 | $1,569 | +10.2% |
| FY 2024 | $861 | $951 | $1,197 | $1,595 | $1,667 | +6.1% |
| FY 2025 | $953 | $1,076 | $1,342 | $1,818 | $1,883 | +12.1% |
| FY 2026 | $925 | $1,060 | $1,335 | $1,796 | $1,850 | -0.5% |
| FY 2027In effect | $951 | $1,042 | $1,327 | $1,757 | $1,846 | -0.6% |
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 York, that runs from $951 for a studio up to $1,846 for four bedrooms, all five rates in the table above.
York is its own HUD metro area (York-Hanover, PA), so the rate here is set from rents inside the county rather than a wider region.
Among Pennsylvania's 67 counties, York ranks 29th for two-bedroom FMR. That's about 17% above the state median of $1,136 and about 25% above the national median county at $1,063. About 462,924 people live here, 8th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,210 in 17323 (Franklintown) and $1,990 in 17407 (York), with the 44 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 |
|---|---|---|---|
| 17019 | Dillsburg | $1,220 | -8.1% |
| 17302 | Airville | $1,270 | -4.3% |
| 17309 | Brogue | $1,400 | +5.5% |
| 17311 | Codorus | $1,280 | -3.5% |
| 17312 | Craley | $1,330 | +0.2% |
| 17313 | Dallastown | $1,220 | -8.1% |
| 17314 | Delta | $1,330 | +0.2% |
| 17315 | Dover | $1,280 | -3.5% |
| 17317 | East Prospect | $1,230 | -7.3% |
| 17318 | Emigsville | $1,530 | +15.3% |
| 17319 | Etters | $1,290 | -2.8% |
| 17321 | Fawn Grove | $1,490 | +12.3% |
| 17322 | Felton | $1,470 | +10.8% |
| 17323 | Franklintown | $1,210 | -8.8% |
| 17327 | Glen Rock | $1,220 | -8.1% |
| 17329 | Glenville | $1,320 | -0.5% |
| 17331 | Hanover | $1,370 | +3.2% |
| 17332 | Hanover | $1,327County rate | — |
| 17333 | Hanover | $1,327County rate | — |
| 17334 | Hanover | $1,327County rate | — |
| 17335 | Hanover | $1,327County rate | — |
| 17339 | Lewisberry | $1,400 | +5.5% |
| 17342 | Loganville | $1,270 | -4.3% |
| 17345 | Manchester | $1,270 | -4.3% |
| 17347 | Mount Wolf | $1,500 | +13.0% |
| 17349 | New Freedom | $1,750 | +31.9% |
| 17352 | New Park | $1,340 | +1.0% |
| 17354 | Porters Sideling | $1,327County rate | — |
| 17355 | Railroad | $1,210 | -8.8% |
| 17356 | Red Lion | $1,210 | -8.8% |
| 17358 | Rossville | $1,330 | +0.2% |
| 17360 | Seven Valleys | $1,280 | -3.5% |
| 17361 | Shrewsbury | $1,300 | -2.0% |
| 17362 | Spring Grove | $1,340 | +1.0% |
| 17363 | Stewartstown | $1,210 | -8.8% |
| 17364 | Thomasville | $1,370 | +3.2% |
| 17365 | Wellsville | $1,210 | -8.8% |
| 17366 | Windsor | $1,370 | +3.2% |
| 17368 | Wrightsville | $1,230 | -7.3% |
| 17370 | York Haven | $1,320 | -0.5% |
Nearby counties
Two-bedroom FMR, with how each compares to York.
Adams County
25 mi · 106,115 people
$1,354
+2%
Lancaster County
27 mi · 557,931 people
$1,553
+17%
Cumberland County
28 mi · 268,323 people
$1,598
+20%
Dauphin County
30 mi · 289,593 people
$1,598
+20%
Lebanon County
33 mi · 144,186 people
$1,353
+2%
Perry County
43 mi · 46,239 people
$1,598
+20%
Franklin County
50 mi · 157,379 people
$1,325
same rate
Chester County
54 mi · 547,840 people
$1,860
+40%
Questions people ask
$1,327 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $951 for a studio, $1,042 for one bedroom, $1,757 for three and $1,846 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 York actually go for?
HUD's number is one input. Search any address in York for a rent estimate built from nearby comps. Free to start, no card.
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