HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Providence County, Rhode Island (FY 2027)
HUD's FY 2027 Fair Market Rent for a two-bedroom in Providence County is $1,879 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
Two-bedroom FMR
$1,879
+8.7% from FY 2026
Payment standard
$1,691–$2,067
90% to 110% of the FMR, two-bedroom
Income to afford
$75,160
a year, with rent at 30% of income
Rank in Rhode Island
4th of 5
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 | $1,423 | $1,281–$1,565 | $56,920 | $27.37/hr | +8.0% |
| 1 bedroom | $1,509 | $1,358–$1,660 | $60,360 | $29.02/hr | +7.6% |
| 2 bedroom | $1,879 | $1,691–$2,067 | $75,160 | $36.13/hr | +8.7% |
| 3 bedroom | $2,302 | $2,072–$2,532 | $92,080 | $44.27/hr | +10.3% |
| 4 bedroom | $2,615 | $2,354–$2,877 | $104,600 | $50.29/hr | +5.4% |
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 | $3,007 | $2,706–$3,308 |
| 6 bedroom Estimate | $3,400 | $3,060–$3,740 |
| 7 bedroom Estimate | $3,792 | $3,413–$4,171 |
| 8 bedroom Estimate | $4,184 | $3,766–$4,602 |
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 Providence actually rent for?
Search any address in Providence for a rent estimate built from nearby comps, with the HUD figure right next to it.
No card needed
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 Providence somewhere between $1,691 and $2,067. 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.
$1,879 a month is affordable, by HUD's 30% rule, on an income of roughly $75,160 a year. Put another way, $36 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%$1,691 | Voucher pays at 100%$1,879 | Voucher pays at 110%$2,067 |
|---|---|---|---|---|
| $2,500 | $750 | $941 | $1,129 | $1,317 |
| $4,000 | $1,200 | $491 | $679 | $867 |
Rate history
The two-bedroom rate went up 9% from FY 2026 ($1,729) to FY 2027 ($1,879). Since FY 2020 it's up 75% in total, about 8.3% a year. The Rhode Island median moved up 9% over the same year.
| Fiscal year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $794 | $898 | $1,075 | $1,340 | $1,591 | — |
| FY 2021 | $848 | $955 | $1,148 | $1,428 | $1,714 | +6.8% |
| FY 2022 | $913 | $1,026 | $1,234 | $1,525 | $1,868 | +7.5% |
| FY 2023 | $1,066 | $1,171 | $1,409 | $1,715 | $2,118 | +14.2% |
| FY 2024 | $1,289 | $1,398 | $1,693 | $2,047 | $2,536 | +20.2% |
| FY 2025 | $1,233 | $1,319 | $1,614 | $1,945 | $2,359 | -4.7% |
| FY 2026 | $1,318 | $1,402 | $1,729 | $2,087 | $2,480 | +7.1% |
| FY 2027In effect | $1,423 | $1,509 | $1,879 | $2,302 | $2,615 | +8.7% |
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 Providence, that runs from $1,423 for a studio up to $2,615 for four bedrooms, all five rates in the table above.
This is a metro rate. The county doesn't get one of its own. HUD lumps Providence in with 3 other counties in the Providence-Fall River metro, Kent County, Washington County, Bristol County among them, and every one of them gets $1,879 for a two-bedroom. Where you are inside the metro doesn't change the county number. It does change the ZIP number, covered below.
Among Rhode Island's 5 counties, Providence ranks 4th for two-bedroom FMR. That's within a couple percent of the state median of $1,879 and about 77% above the national median county at $1,063. About 664,854 people live here, 1st in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,560 in 02826 (Glendale) and $2,720 in 02876 (Slatersville), with the 45 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 |
|---|---|---|---|
| 02802 | Albion | $1,900 | +1.1% |
| 02814 | Chepachet | $1,710 | -9.0% |
| 02815 | Clayville | $2,100 | +11.8% |
| 02823 | Fiskeville | $2,320 | +23.5% |
| 02824 | Forestdale | $1,750 | -6.9% |
| 02825 | Foster | $2,120 | +12.8% |
| 02826 | Glendale | $1,560 | -17.0% |
| 02828 | Greenville | $2,000 | +6.4% |
| 02829 | Harmony | $1,710 | -9.0% |
| 02830 | Harrisville | $1,560 | -17.0% |
| 02831 | Hope | $2,470 | +31.5% |
| 02838 | Manville | $1,970 | +4.8% |
| 02839 | Mapleville | $2,220 | +18.1% |
| 02857 | North Scituate | $2,080 | +10.7% |
| 02858 | Oakland | $1,580 | -15.9% |
| 02859 | Pascoag | $1,760 | -6.3% |
| 02860 | Pawtucket | $1,720 | -8.5% |
| 02861 | Pawtucket | $1,770 | -5.8% |
| 02862 | Pawtucket | $1,890 | +0.6% |
| 02863 | Central Falls | $1,650 | -12.2% |
| 02864 | Cumberland | $1,820 | -3.1% |
| 02865 | Lincoln | $1,920 | +2.2% |
| 02876 | Slatersville | $2,720 | +44.8% |
| 02895 | Woonsocket | $1,720 | -8.5% |
| 02896 | North Smithfield | $1,740 | -7.4% |
| 02901 | Providence | $1,890 | +0.6% |
| 02902 | Providence | $1,879County rate | — |
| 02903 | Providence | $2,630 | +40.0% |
| 02904 | Providence | $1,910 | +1.6% |
| 02905 | Providence | $1,810 | -3.7% |
| 02906 | Providence | $2,500 | +33.0% |
| 02907 | Providence | $1,730 | -7.9% |
| 02908 | Providence | $1,850 | -1.5% |
| 02909 | Providence | $1,940 | +3.2% |
| 02910 | Cranston | $1,940 | +3.2% |
| 02911 | North Providence | $2,140 | +13.9% |
| 02912 | Providence | $2,510 | +33.6% |
| 02914 | East Providence | $1,920 | +2.2% |
| 02915 | Riverside | $2,190 | +16.6% |
| 02916 | Rumford | $1,820 | -3.1% |
Rates by town
Rhode Island publishes Fair Market Rents town by town instead of by county. All 16 towns in Providence County share the same rate for FY 2027, so the county number is the town number wherever you are.
| Town | Population | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|---|
| Providence city | 191,767 | $1,423 | $1,509 | $1,879 | $2,302 | $2,615 |
| Cranston city | 83,250 | $1,423 | $1,509 | $1,879 | $2,302 | $2,615 |
| Pawtucket city | 75,893 | $1,423 | $1,509 | $1,879 | $2,302 | $2,615 |
| East Providence city | 47,281 | $1,423 | $1,509 | $1,879 | $2,302 | $2,615 |
| Woonsocket city | 43,521 | $1,423 | $1,509 | $1,879 | $2,302 | $2,615 |
| Cumberland town | 36,820 | $1,423 | $1,509 | $1,879 | $2,302 | $2,615 |
| North Providence town | 34,293 | $1,423 | $1,509 | $1,879 | $2,302 | $2,615 |
| Johnston town | 29,835 | $1,423 | $1,509 | $1,879 | $2,302 | $2,615 |
| Lincoln town | 22,864 | $1,423 | $1,509 | $1,879 | $2,302 | $2,615 |
| Central Falls city | 22,701 | $1,423 | $1,509 | $1,879 | $2,302 | $2,615 |
| Smithfield town | 22,233 | $1,423 | $1,509 | $1,879 | $2,302 | $2,615 |
| Burrillville town | 16,427 | $1,423 | $1,509 | $1,879 | $2,302 | $2,615 |
| North Smithfield town | 12,708 | $1,423 | $1,509 | $1,879 | $2,302 | $2,615 |
| Scituate town | 10,517 | $1,423 | $1,509 | $1,879 | $2,302 | $2,615 |
| Glocester town | 10,221 | $1,423 | $1,509 | $1,879 | $2,302 | $2,615 |
| Foster town | 4,523 | $1,423 | $1,509 | $1,879 | $2,302 | $2,615 |
Counties sharing the Providence-Fall River metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,879 two-bedroom figure as Providence.
Nearby counties
Two-bedroom FMR, with how each compares to Providence.
Questions people ask
$1,879 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,423 for a studio, $1,509 for one bedroom, $2,302 for three and $2,615 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 Providence actually go for?
HUD's number is one input. Search any address in Providence for a rent estimate built from nearby comps. Free to start, no card.
Free tier. No credit card.