HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Hartley County, Texas (FY 2026)
A two-bedroom in Hartley County carries a FY 2026 Fair Market Rent of $1,129 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Hartley keys off that figure.
2 bedroom FMR
$1,129
FY 2026, utilities included
Payment standard range
$1,016 to $1,242
90% to 110% of FMR
Income to afford 2BR
$45,160
per year, at 30% of income
Rank in Texas
87th of 254
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Hartley moves to $1,218. 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 Hartley actually rent for?
Search any address in Hartley 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 | $878 | $790 to $966 | $35,120 | $16.88/hr | +2.2% |
| 1 bedroom | $902 | $812 to $992 | $36,080 | $17.35/hr | +2.3% |
| 2 bedroom | $1,129 | $1,016 to $1,242 | $45,160 | $21.71/hr | +3.0% |
| 3 bedroom | $1,489 | $1,340 to $1,638 | $59,560 | $28.63/hr | +2.4% |
| 4 bedroom | $1,495 | $1,346 to $1,645 | $59,800 | $28.75/hr | +2.5% |
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 | $1,719 | $1,547 to $1,891 |
| 6 bedroom Estimate | $1,944 | $1,750 to $2,138 |
| 7 bedroom Estimate | $2,168 | $1,951 to $2,385 |
| 8 bedroom Estimate | $2,392 | $2,153 to $2,631 |
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 Hartley, that runs from $878 for a studio up to $1,495 for four bedrooms, all five rates in the table above.
Because Hartley 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, Channing included.
Among Texas's 254 counties, Hartley ranks 87th for two-bedroom FMR. That's about 7% above the state median of $1,054 and about 11% above the national median county at $1,018. About 5,369 people live here, 198th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,010 in 79018 (Channing) and $1,500 in 79044 (Hartley), with the 2 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 Hartley somewhere between $1,016 and $1,242. 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.
$1,129 a month is affordable, by HUD's 30% rule, on an income of roughly $45,160 a year. Put another way, $22 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% ($1,016) | HAP at 100% ($1,129) | HAP at 110% ($1,242) |
|---|---|---|---|---|
| $2,500 | $750 | $266 | $379 | $492 |
| $4,000 | $1,200 | $0 | $0 | $42 |
Rate history
The two-bedroom rate went up 3% from FY 2025 ($1,096) to FY 2026 ($1,129). Since FY 2020 it's up 43% in total, about 6.2% 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 | $584 | $691 | $787 | $1,135 | $1,183 | — |
| FY 2021 | $628 | $752 | $857 | $1,226 | $1,267 | +8.9% |
| FY 2022 | $717 | $768 | $969 | $1,309 | $1,314 | +13.1% |
| FY 2023 | $826 | $872 | $1,095 | $1,466 | $1,471 | +13.0% |
| FY 2024 | $948 | $980 | $1,217 | $1,615 | $1,621 | +11.1% |
| FY 2025 | $859 | $882 | $1,096 | $1,454 | $1,459 | -9.9% |
| FY 2026 | $878 | $902 | $1,129 | $1,489 | $1,495 | +3.0% |
| FY 2027 | $926 | $970 | $1,218 | $1,595 | $1,601 | +7.9% |
Nearby counties
Questions people ask
$1,129 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $878 for a studio, $902 for one bedroom, $1,489 for three and $1,495 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 Hartley actually go for?
HUD's number is one input. Search any address in Hartley for a rent estimate built from nearby comps. 3 free searches, no card.
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