HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Rich County, Utah (FY 2026)
A two-bedroom in Rich County carries a FY 2026 Fair Market Rent of $973 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Rich keys off that figure.
2 bedroom FMR
$973
FY 2026, utilities included
Payment standard range
$876 to $1,070
90% to 110% of FMR
Income to afford 2BR
$38,920
per year, at 30% of income
Rank in Utah
28th of 29
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Rich moves to $1,158. That's up 19%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Rich actually rent for?
Search any address in Rich 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 | $711 | $640 to $782 | $28,440 | $13.67/hr | +7.1% |
| 1 bedroom | $810 | $729 to $891 | $32,400 | $15.58/hr | +2.8% |
| 2 bedroom | $973 | $876 to $1,070 | $38,920 | $18.71/hr | +4.3% |
| 3 bedroom | $1,299 | $1,169 to $1,429 | $51,960 | $24.98/hr | -0.6% |
| 4 bedroom | $1,632 | $1,469 to $1,795 | $65,280 | $31.38/hr | +4.1% |
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 | $1,877 | $1,689 to $2,065 |
| 6 bedroom Estimate | $2,122 | $1,910 to $2,334 |
| 7 bedroom Estimate | $2,366 | $2,129 to $2,603 |
| 8 bedroom Estimate | $2,611 | $2,350 to $2,872 |
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 Rich, that runs from $711 for a studio up to $1,632 for four bedrooms, all five rates in the table above.
Because Rich 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, Garden City included.
Among Utah's 29 counties, Rich ranks 28th for two-bedroom FMR. That's about 18% below the state median of $1,181 and about 4% below the national median county at $1,018. About 2,543 people live here, 26th 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 84086 (Woodruff) and $1,170 in 84064 (Randolph), 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 Rich somewhere between $876 and $1,070. 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.
$973 a month is affordable, by HUD's 30% rule, on an income of roughly $38,920 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% ($876) | HAP at 100% ($973) | HAP at 110% ($1,070) |
|---|---|---|---|---|
| $2,500 | $750 | $126 | $223 | $320 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 4% from FY 2025 ($933) to FY 2026 ($973). Since FY 2020 it's up 24% in total, about 3.7% 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 | $553 | $613 | $784 | $1,049 | $1,254 | — |
| FY 2021 | $562 | $629 | $795 | $1,046 | $1,291 | +1.4% |
| FY 2022 | $541 | $622 | $792 | $1,043 | $1,317 | -0.4% |
| FY 2023 | $552 | $670 | $826 | $1,095 | $1,407 | +4.3% |
| FY 2024 | $617 | $752 | $905 | $1,275 | $1,536 | +9.6% |
| FY 2025 | $664 | $788 | $933 | $1,307 | $1,567 | +3.1% |
| FY 2026 | $711 | $810 | $973 | $1,299 | $1,632 | +4.3% |
| FY 2027 | $867 | $945 | $1,158 | $1,561 | $1,916 | +19.0% |
Nearby counties
Cache County
$1,24132 mi · pop 134,428
Morgan County
$1,61449 mi · pop 12,367
Weber County
$1,61449 mi · pop 262,960
Box Elder County
$1,11855 mi · pop 58,291
Davis County
$1,61461 mi · pop 363,032
Summit County
$2,18566 mi · pop 42,524
Salt Lake County
$1,74779 mi · pop 1,180,643
Wasatch County
$1,74788 mi · pop 35,009
Questions people ask
$973 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $711 for a studio, $810 for one bedroom, $1,299 for three and $1,632 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 Rich actually go for?
HUD's number is one input. Search any address in Rich for a rent estimate built from nearby comps. 3 free searches, no card.
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