HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in York County, Pennsylvania (FY 2026)
A two-bedroom in York County carries a FY 2026 Fair Market Rent of $1,335 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in York keys off that figure.
2 bedroom FMR
$1,335
FY 2026, utilities included
Payment standard range
$1,202 to $1,469
90% to 110% of FMR
Income to afford 2BR
$53,400
per year, at 30% of income
Rank in Pennsylvania
21st of 67
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in York moves to $1,327. That's down 1%. The full FY 2027 table is in the history section below.
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.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $925 | $833 to $1,018 | $37,000 | $17.79/hr | -2.9% |
| 1 bedroom | $1,060 | $954 to $1,166 | $42,400 | $20.38/hr | -1.5% |
| 2 bedroom | $1,335 | $1,202 to $1,469 | $53,400 | $25.67/hr | -0.5% |
| 3 bedroom | $1,796 | $1,616 to $1,976 | $71,840 | $34.54/hr | -1.2% |
| 4 bedroom | $1,850 | $1,665 to $2,035 | $74,000 | $35.58/hr | -1.8% |
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 | $2,128 | $1,915 to $2,341 |
| 6 bedroom Estimate | $2,405 | $2,165 to $2,646 |
| 7 bedroom Estimate | $2,683 | $2,415 to $2,951 |
| 8 bedroom Estimate | $2,960 | $2,664 to $3,256 |
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 York, that runs from $925 for a studio up to $1,850 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 21st for two-bedroom FMR. That's about 17% above the state median of $1,138 and about 31% above the national median county at $1,018. About 457,051 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 17317 (East Prospect) 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 | $1,240 | -7.1% |
| 17302 | Airville | $1,290 | -3.4% |
| 17309 | Brogue | $1,420 | +6.4% |
| 17311 | Codorus | $1,320 | -1.1% |
| 17312 | Craley | $1,340 | +0.4% |
| 17313 | Dallastown | $1,260 | -5.6% |
| 17314 | Delta | $1,250 | -6.4% |
| 17315 | Dover | $1,230 | -7.9% |
| 17317 | East Prospect | $1,210 | -9.4% |
| 17318 | Emigsville | $1,500 | +12.4% |
| 17319 | Etters | $1,230 | -7.9% |
| 17321 | Fawn Grove | $1,390 | +4.1% |
| 17322 | Felton | $1,480 | +10.9% |
| 17323 | Franklintown | $1,210 | -9.4% |
| 17327 | Glen Rock | $1,210 | -9.4% |
| 17329 | Glenville | $1,310 | -1.9% |
| 17331 | Hanover | $1,390 | +4.1% |
| 17332 | Hanover | $1,335County rate | — |
| 17333 | Hanover | $1,335County rate | — |
| 17334 | Hanover | $1,335County rate | — |
| 17335 | Hanover | $1,335County rate | — |
| 17339 | Lewisberry | $1,370 | +2.6% |
| 17342 | Loganville | $1,210 | -9.4% |
| 17345 | Manchester | $1,330 | -0.4% |
| 17347 | Mount Wolf | $1,580 | +18.4% |
| 17349 | New Freedom | $1,730 | +29.6% |
| 17352 | New Park | $1,410 | +5.6% |
| 17354 | Porters Sideling | $1,335County rate | — |
| 17355 | Railroad | $1,210 | -9.4% |
| 17356 | Red Lion | $1,210 | -9.4% |
| 17358 | Rossville | $1,340 | +0.4% |
| 17360 | Seven Valleys | $1,210 | -9.4% |
| 17361 | Shrewsbury | $1,330 | -0.4% |
| 17362 | Spring Grove | $1,390 | +4.1% |
| 17363 | Stewartstown | $1,210 | -9.4% |
| 17364 | Thomasville | $1,380 | +3.4% |
| 17365 | Wellsville | $1,210 | -9.4% |
| 17366 | Windsor | $1,420 | +6.4% |
| 17368 | Wrightsville | $1,210 | -9.4% |
| 17370 | York Haven | $1,320 | -1.1% |
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 $1,202 and $1,469. 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.
$1,335 a month is affordable, by HUD's 30% rule, on an income of roughly $53,400 a year. Put another way, $26 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% ($1,202) | HAP at 100% ($1,335) | HAP at 110% ($1,469) |
|---|---|---|---|---|
| $2,500 | $750 | $452 | $585 | $719 |
| $4,000 | $1,200 | $2 | $135 | $269 |
Rate history
The two-bedroom rate went down 1% from FY 2025 ($1,342) to FY 2026 ($1,335). Since FY 2020 it's up 37% in total, about 5.4% 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 | $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 2027 | $951 | $1,042 | $1,327 | $1,757 | $1,846 | -0.6% |
Nearby counties
Adams County
$1,37425 mi · pop 104,604
Lancaster County
$1,52627 mi · pop 553,202
Cumberland County
$1,49328 mi · pop 261,269
Dauphin County
$1,49330 mi · pop 286,108
Lebanon County
$1,41133 mi · pop 143,258
Perry County
$1,49343 mi · pop 45,941
Franklin County
$1,37950 mi · pop 156,084
Chester County
$1,81054 mi · pop 536,474
Questions people ask
$1,335 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $925 for a studio, $1,060 for one bedroom, $1,796 for three and $1,850 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 York actually go for?
HUD's number is one input. Search any address in York for a rent estimate built from nearby comps. 3 free searches, no card.
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