HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Summit County, Utah (FY 2026)
$2,185 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Summit County, and it's the baseline every voucher in Summit is measured against.
2 bedroom FMR
$2,185
FY 2026, utilities included
Payment standard range
$1,967 to $2,404
90% to 110% of FMR
Income to afford 2BR
$87,400
per year, at 30% of income
Rank in Utah
1st of 29
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Summit moves to $2,153. That's down 1%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Summit actually rent for?
Search any address in Summit 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 | $1,771 | $1,594 to $1,948 | $70,840 | $34.06/hr | +22.5% |
| 1 bedroom | $1,887 | $1,698 to $2,076 | $75,480 | $36.29/hr | +28.2% |
| 2 bedroom | $2,185 | $1,967 to $2,404 | $87,400 | $42.02/hr | +20.9% |
| 3 bedroom | $2,958 | $2,662 to $3,254 | $118,320 | $56.88/hr | +23.7% |
| 4 bedroom | $3,492 | $3,143 to $3,841 | $139,680 | $67.15/hr | +40.4% |
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 | $4,016 | $3,614 to $4,418 |
| 6 bedroom Estimate | $4,540 | $4,086 to $4,994 |
| 7 bedroom Estimate | $5,063 | $4,557 to $5,569 |
| 8 bedroom Estimate | $5,587 | $5,028 to $6,146 |
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 Summit, that runs from $1,771 for a studio up to $3,492 for four bedrooms, all five rates in the table above.
Because Summit 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, Park City included.
Among Utah's 29 counties, Summit ranks 1st for two-bedroom FMR. That's about 85% above the state median of $1,181 and about 115% above the national median county at $1,018. About 42,524 people live here, 10th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,630 in 84017 (Coalville) and $2,780 in 84098 (Park City), 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 Summit somewhere between $1,967 and $2,404. 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.
$2,185 a month is affordable, by HUD's 30% rule, on an income of roughly $87,400 a year. Put another way, $42 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% ($1,967) | HAP at 100% ($2,185) | HAP at 110% ($2,404) |
|---|---|---|---|---|
| $2,500 | $750 | $1,217 | $1,435 | $1,654 |
| $4,000 | $1,200 | $767 | $985 | $1,204 |
Rate history
The two-bedroom rate went up 21% from FY 2025 ($1,808) to FY 2026 ($2,185). Since FY 2020 it's up 74% in total, about 9.7% 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 | $818 | $981 | $1,256 | $1,565 | $2,205 | — |
| FY 2021 | $872 | $1,002 | $1,321 | $1,643 | $2,216 | +5.2% |
| FY 2022 | $1,027 | $1,070 | $1,408 | $1,740 | $2,210 | +6.6% |
| FY 2023 | $1,172 | $1,180 | $1,553 | $1,890 | $2,259 | +10.3% |
| FY 2024 | $1,383 | $1,392 | $1,807 | $2,331 | $2,525 | +16.4% |
| FY 2025 | $1,446 | $1,472 | $1,808 | $2,391 | $2,487 | +0.1% |
| FY 2026 | $1,771 | $1,887 | $2,185 | $2,958 | $3,492 | +20.9% |
| FY 2027 | $1,851 | $1,899 | $2,153 | $2,890 | $3,599 | -1.5% |
Nearby counties
Questions people ask
$2,185 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,771 for a studio, $1,887 for one bedroom, $2,958 for three and $3,492 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 Summit actually go for?
HUD's number is one input. Search any address in Summit for a rent estimate built from nearby comps. 3 free searches, no card.
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