HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Cayey Municipio, Puerto Rico (FY 2026)
$576 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Cayey Municipio, and it's the baseline every voucher in Cayey is measured against.
2 bedroom FMR
$576
FY 2026, utilities included
Payment standard range
$518 to $634
90% to 110% of FMR
Income to afford 2BR
$23,040
per year, at 30% of income
Rank in Puerto Rico
33rd of 78
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Cayey moves to $617. 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 Cayey actually rent for?
Search any address in Cayey 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 | $472 | $425 to $519 | $18,880 | $9.08/hr | -3.7% |
| 1 bedroom | $475 | $428 to $523 | $19,000 | $9.13/hr | -3.7% |
| 2 bedroom | $576 | $518 to $634 | $23,040 | $11.08/hr | -0.2% |
| 3 bedroom | $801 | $721 to $881 | $32,040 | $15.40/hr | -1.0% |
| 4 bedroom | $966 | $869 to $1,063 | $38,640 | $18.58/hr | -0.3% |
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 | $1,111 | $1,000 to $1,222 |
| 6 bedroom Estimate | $1,256 | $1,130 to $1,382 |
| 7 bedroom Estimate | $1,401 | $1,261 to $1,541 |
| 8 bedroom Estimate | $1,546 | $1,391 to $1,701 |
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 Cayey, that runs from $472 for a studio up to $966 for four bedrooms, all five rates in the table above.
This is a metro rate. The municipio doesn't get one of its own. HUD lumps Cayey in with 4 other municipios in the Caguas metro, Caguas Municipio, Gurabo Municipio, Cidra Municipio among them, and every one of them gets $576 for a two-bedroom. Where you are inside the metro doesn't change the municipio number. It does change the ZIP number, covered below.
Among Puerto Rico's 78 counties, Cayey ranks 33rd for two-bedroom FMR. That's about 2% above the state median of $564 and about 43% below the national median county at $1,018. About 41,509 people live here, 20th in the state.
Counties sharing the Caguas metro rate
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 Cayey somewhere between $518 and $634. 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.
$576 a month is affordable, by HUD's 30% rule, on an income of roughly $23,040 a year. Put another way, $11 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% ($518) | HAP at 100% ($576) | HAP at 110% ($634) |
|---|---|---|---|---|
| $2,500 | $750 | $0 | $0 | $0 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went down 0% from FY 2025 ($577) to FY 2026 ($576). Since FY 2020 it's up 19% in total, about 2.9% a year. The Puerto Rico median moved down 2% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $381 | $426 | $485 | $682 | $803 | — |
| FY 2021 | $384 | $433 | $494 | $691 | $842 | +1.9% |
| FY 2022 | $405 | $438 | $505 | $710 | $864 | +2.2% |
| FY 2023 | $445 | $456 | $522 | $742 | $889 | +3.4% |
| FY 2024 | $511 | $511 | $589 | $830 | $1,000 | +12.8% |
| FY 2025 | $490 | $493 | $577 | $809 | $969 | -2.0% |
| FY 2026 | $472 | $475 | $576 | $801 | $966 | -0.2% |
| FY 2027 | $482 | $502 | $617 | $854 | $1,031 | +7.1% |
Questions people ask
$576 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $472 for a studio, $475 for one bedroom, $801 for three and $966 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 Cayey actually go for?
HUD's number is one input. Search any address in Cayey for a rent estimate built from nearby comps. 3 free searches, no card.
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