HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Newport County, Rhode Island (FY 2026)
A two-bedroom in Newport County carries a FY 2026 Fair Market Rent of $2,139 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Newport keys off that figure.
2 bedroom FMR
$2,139
FY 2026, utilities included
Payment standard range
$1,925 to $2,353
90% to 110% of FMR
Income to afford 2BR
$85,560
per year, at 30% of income
Rank in Rhode Island
1st of 5
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Newport moves to $2,319. That's up 8%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Newport actually rent for?
Search any address in Newport 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 | $1,622 | $1,460 to $1,784 | $64,880 | $31.19/hr | +5.5% |
| 1 bedroom | $1,656 | $1,490 to $1,822 | $66,240 | $31.85/hr | +5.5% |
| 2 bedroom | $2,139 | $1,925 to $2,353 | $85,560 | $41.13/hr | +5.6% |
| 3 bedroom | $2,819 | $2,537 to $3,101 | $112,760 | $54.21/hr | +6.7% |
| 4 bedroom | $3,262 | $2,936 to $3,588 | $130,480 | $62.73/hr | +7.3% |
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 | $3,751 | $3,376 to $4,126 |
| 6 bedroom Estimate | $4,241 | $3,817 to $4,665 |
| 7 bedroom Estimate | $4,730 | $4,257 to $5,203 |
| 8 bedroom Estimate | $5,219 | $4,697 to $5,741 |
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 Newport, that runs from $1,622 for a studio up to $3,262 for four bedrooms, all five rates in the table above.
Newport is its own HUD metro area (Newport-Middleton-Portsmouth, RI), so the rate here is set from rents inside the county rather than a wider region.
Among Rhode Island's 5 counties, Newport ranks 1st for two-bedroom FMR. That's about 24% above the state median of $1,729 and about 110% above the national median county at $1,018. About 85,095 people live here, 4th in the state.
Rates by town
Rhode Island publishes Fair Market Rents town by town instead of by county. The 6 towns in Newport County don't all get the same number. Two-bedroom rates run from $1,729 to $2,314 depending on the town, so the headline figure above is a population-weighted average and the town table is the one to use.
| Town | Population | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|---|
| Newport cityHighest | 25,029 | $1,752 | $1,764 | $2,314 | $3,131 | $3,595 |
| Portsmouth town | 17,740 | $1,752 | $1,764 | $2,314 | $3,131 | $3,595 |
| Middletown town | 16,920 | $1,752 | $1,764 | $2,314 | $3,131 | $3,595 |
| Tiverton townLowest | 16,260 | $1,318 | $1,402 | $1,729 | $2,087 | $2,480 |
| Jamestown town | 5,545 | $1,318 | $1,402 | $1,729 | $2,087 | $2,480 |
| Little Compton town | 3,601 | $1,318 | $1,402 | $1,729 | $2,087 | $2,480 |
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,980 in 02878 (Tiverton) and $2,590 in 02837 (Little Compton), with the 8 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 Newport somewhere between $1,925 and $2,353. 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.
$2,139 a month is affordable, by HUD's 30% rule, on an income of roughly $85,560 a year. Put another way, $41 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% ($1,925) | HAP at 100% ($2,139) | HAP at 110% ($2,353) |
|---|---|---|---|---|
| $2,500 | $750 | $1,175 | $1,389 | $1,603 |
| $4,000 | $1,200 | $725 | $939 | $1,153 |
Rate history
The two-bedroom rate went up 6% from FY 2025 ($2,025) to FY 2026 ($2,139). Since FY 2020 it's up 63% in total, about 8.4% a year. The Rhode Island median moved up 7% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $923 | $1,033 | $1,316 | $1,832 | $2,222 | — |
| FY 2021 | $973 | $1,097 | $1,396 | $1,914 | $2,336 | +6.1% |
| FY 2022 | $1,073 | $1,231 | $1,564 | $2,115 | $2,604 | +12.0% |
| FY 2023 | $1,367 | $1,420 | $1,807 | $2,370 | $2,926 | +15.5% |
| FY 2024 | $1,588 | $1,629 | $2,098 | $2,715 | $3,277 | +16.1% |
| FY 2025 | $1,537 | $1,570 | $2,025 | $2,641 | $3,039 | -3.5% |
| FY 2026 | $1,622 | $1,656 | $2,139 | $2,819 | $3,262 | +5.6% |
| FY 2027 | $1,760 | $1,794 | $2,319 | $3,021 | $3,573 | +8.4% |
Nearby counties
Questions people ask
$2,139 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,622 for a studio, $1,656 for one bedroom, $2,819 for three and $3,262 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 Newport actually go for?
HUD's number is one input. Search any address in Newport for a rent estimate built from nearby comps. 3 free searches, no card.
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