HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Beaver County, Utah (FY 2026)
$1,186 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Beaver County, and it's the baseline every voucher in Beaver is measured against.
2 bedroom FMR
$1,186
FY 2026, utilities included
Payment standard range
$1,067 to $1,305
90% to 110% of FMR
Income to afford 2BR
$47,440
per year, at 30% of income
Rank in Utah
14th of 29
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Beaver moves to $1,149. That's down 3%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Beaver actually rent for?
Search any address in Beaver 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 | $867 | $780 to $954 | $34,680 | $16.67/hr | +25.3% |
| 1 bedroom | $988 | $889 to $1,087 | $39,520 | $19.00/hr | +20.3% |
| 2 bedroom | $1,186 | $1,067 to $1,305 | $47,440 | $22.81/hr | +22.0% |
| 3 bedroom | $1,466 | $1,319 to $1,613 | $58,640 | $28.19/hr | +17.8% |
| 4 bedroom | $1,635 | $1,472 to $1,799 | $65,400 | $31.44/hr | +18.4% |
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 | $1,880 | $1,692 to $2,068 |
| 6 bedroom Estimate | $2,126 | $1,913 to $2,339 |
| 7 bedroom Estimate | $2,371 | $2,134 to $2,608 |
| 8 bedroom Estimate | $2,616 | $2,354 to $2,878 |
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 Beaver, that runs from $867 for a studio up to $1,635 for four bedrooms, all five rates in the table above.
Because Beaver 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, Beaver included.
Among Utah's 29 counties, Beaver ranks 14th for two-bedroom FMR. That's within a couple percent of the state median of $1,181 and about 17% above the national median county at $1,018. About 7,102 people live here, 24th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,130 in 84751 (Milford) and $1,210 in 84713 (Beaver), with the 4 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 Beaver somewhere between $1,067 and $1,305. 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.
$1,186 a month is affordable, by HUD's 30% rule, on an income of roughly $47,440 a year. Put another way, $23 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% ($1,067) | HAP at 100% ($1,186) | HAP at 110% ($1,305) |
|---|---|---|---|---|
| $2,500 | $750 | $317 | $436 | $555 |
| $4,000 | $1,200 | $0 | $0 | $105 |
Rate history
The two-bedroom rate went up 22% from FY 2025 ($972) to FY 2026 ($1,186). Since FY 2020 it's up 66% in total, about 8.8% a year. The Utah median moved up 14% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $503 | $558 | $714 | $959 | $1,203 | — |
| FY 2021 | $519 | $581 | $734 | $992 | $1,271 | +2.8% |
| FY 2022 | $517 | $595 | $757 | $1,007 | $1,204 | +3.1% |
| FY 2023 | $552 | $670 | $826 | $1,123 | $1,290 | +9.1% |
| FY 2024 | $617 | $752 | $905 | $1,252 | $1,375 | +9.6% |
| FY 2025 | $692 | $821 | $972 | $1,245 | $1,381 | +7.4% |
| FY 2026 | $867 | $988 | $1,186 | $1,466 | $1,635 | +22.0% |
| FY 2027 | $860 | $937 | $1,149 | $1,369 | $1,554 | -3.1% |
Nearby counties
Questions people ask
$1,186 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $867 for a studio, $988 for one bedroom, $1,466 for three and $1,635 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 Beaver actually go for?
HUD's number is one input. Search any address in Beaver for a rent estimate built from nearby comps. 3 free searches, no card.
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