HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Newberry County, South Carolina (FY 2026)
$994 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Newberry County, and it's the baseline every voucher in Newberry is measured against.
2 bedroom FMR
$994
FY 2026, utilities included
Payment standard range
$895 to $1,093
90% to 110% of FMR
Income to afford 2BR
$39,760
per year, at 30% of income
Rank in South Carolina
28th of 46
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Newberry moves to $933. That's down 6%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Newberry actually rent for?
Search any address in Newberry 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 | $747 | $672 to $822 | $29,880 | $14.37/hr | -1.6% |
| 1 bedroom | $787 | $708 to $866 | $31,480 | $15.13/hr | +2.7% |
| 2 bedroom | $994 | $895 to $1,093 | $39,760 | $19.12/hr | -1.1% |
| 3 bedroom | $1,192 | $1,073 to $1,311 | $47,680 | $22.92/hr | -1.6% |
| 4 bedroom | $1,353 | $1,218 to $1,488 | $54,120 | $26.02/hr | +1.6% |
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 | $1,556 | $1,400 to $1,712 |
| 6 bedroom Estimate | $1,759 | $1,583 to $1,935 |
| 7 bedroom Estimate | $1,962 | $1,766 to $2,158 |
| 8 bedroom Estimate | $2,165 | $1,949 to $2,382 |
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 Newberry, that runs from $747 for a studio up to $1,353 for four bedrooms, all five rates in the table above.
Because Newberry sits outside any HUD metro area, its rate is a county-wide figure built from local rents. One number covers every address in the county, Chappells included.
Among South Carolina's 46 counties, Newberry ranks 28th for two-bedroom FMR. That's about 8% below the state median of $1,077 and about 2% below the national median county at $1,018. About 37,918 people live here, 27th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $910 in 29178 (Whitmire) and $1,170 in 29037 (Chappells), with the 9 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 Newberry somewhere between $895 and $1,093. 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.
$994 a month is affordable, by HUD's 30% rule, on an income of roughly $39,760 a year. Put another way, $19 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% ($895) | HAP at 100% ($994) | HAP at 110% ($1,093) |
|---|---|---|---|---|
| $2,500 | $750 | $145 | $244 | $343 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went down 1% from FY 2025 ($1,005) to FY 2026 ($994). Since FY 2020 it's up 35% in total, about 5.2% a year. The South Carolina median moved up 5% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $554 | $558 | $735 | $999 | $1,137 | — |
| FY 2021 | $599 | $603 | $795 | $1,043 | $1,224 | +8.2% |
| FY 2022 | $624 | $628 | $826 | $1,049 | $1,276 | +3.9% |
| FY 2023 | $663 | $667 | $878 | $1,078 | $1,284 | +6.3% |
| FY 2024 | $767 | $772 | $1,015 | $1,227 | $1,418 | +15.6% |
| FY 2025 | $759 | $766 | $1,005 | $1,211 | $1,332 | -1.0% |
| FY 2026 | $747 | $787 | $994 | $1,192 | $1,353 | -1.1% |
| FY 2027 | $678 | $726 | $933 | $1,112 | $1,311 | -6.1% |
Nearby counties
Laurens County
$1,13324 mi · pop 67,456
Fairfield County
$1,27626 mi · pop 20,942
Saluda County
$1,27627 mi · pop 18,952
Lexington County
$1,27632 mi · pop 295,934
Union County
$1,03832 mi · pop 27,158
Greenwood County
$93434 mi · pop 69,309
Edgefield County
$1,26138 mi · pop 26,181
Richland County
$1,27638 mi · pop 416,161
Questions people ask
$994 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $747 for a studio, $787 for one bedroom, $1,192 for three and $1,353 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 Newberry actually go for?
HUD's number is one input. Search any address in Newberry for a rent estimate built from nearby comps. 3 free searches, no card.
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