HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Franklin County, Texas (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Franklin County is $1,107 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,107
FY 2026, utilities included
Payment standard range
$996 to $1,218
90% to 110% of FMR
Income to afford 2BR
$44,280
per year, at 30% of income
Rank in Texas
96th of 254
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Franklin moves to $1,151. That's up 4%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Franklin actually rent for?
Search any address in Franklin 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 | $861 | $775 to $947 | $34,440 | $16.56/hr | +8.0% |
| 1 bedroom | $885 | $797 to $974 | $35,400 | $17.02/hr | +10.3% |
| 2 bedroom | $1,107 | $996 to $1,218 | $44,280 | $21.29/hr | +5.2% |
| 3 bedroom | $1,327 | $1,194 to $1,460 | $53,080 | $25.52/hr | +4.7% |
| 4 bedroom | $1,629 | $1,466 to $1,792 | $65,160 | $31.33/hr | +3.6% |
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 | $1,873 | $1,686 to $2,060 |
| 6 bedroom Estimate | $2,118 | $1,906 to $2,330 |
| 7 bedroom Estimate | $2,362 | $2,126 to $2,598 |
| 8 bedroom Estimate | $2,606 | $2,345 to $2,867 |
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 Franklin, that runs from $861 for a studio up to $1,629 for four bedrooms, all five rates in the table above.
Because Franklin 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, Mount Vernon included.
Among Texas's 254 counties, Franklin ranks 96th for two-bedroom FMR. That's about 5% above the state median of $1,054 and about 9% above the national median county at $1,018. About 10,445 people live here, 160th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $970 in 75487 (Talco) and $1,090 in 75457 (Mount Vernon), with the 3 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 Franklin somewhere between $996 and $1,218. 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.
$1,107 a month is affordable, by HUD's 30% rule, on an income of roughly $44,280 a year. Put another way, $21 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% ($996) | HAP at 100% ($1,107) | HAP at 110% ($1,218) |
|---|---|---|---|---|
| $2,500 | $750 | $246 | $357 | $468 |
| $4,000 | $1,200 | $0 | $0 | $18 |
Rate history
The two-bedroom rate went up 5% from FY 2025 ($1,052) to FY 2026 ($1,107). Since FY 2020 it's up 55% in total, about 7.6% a year. The Texas median moved up 7% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $529 | $589 | $714 | $958 | $1,254 | — |
| FY 2021 | $568 | $645 | $774 | $1,017 | $1,340 | +8.4% |
| FY 2022 | $639 | $661 | $864 | $1,094 | $1,314 | +11.6% |
| FY 2023 | $734 | $739 | $973 | $1,184 | $1,353 | +12.6% |
| FY 2024 | $836 | $842 | $1,106 | $1,337 | $1,644 | +13.7% |
| FY 2025 | $797 | $802 | $1,052 | $1,267 | $1,573 | -4.9% |
| FY 2026 | $861 | $885 | $1,107 | $1,327 | $1,629 | +5.2% |
| FY 2027 | $875 | $916 | $1,151 | $1,371 | $1,658 | +4.0% |
Nearby counties
Questions people ask
$1,107 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $861 for a studio, $885 for one bedroom, $1,327 for three and $1,629 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 Franklin actually go for?
HUD's number is one input. Search any address in Franklin for a rent estimate built from nearby comps. 3 free searches, no card.
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