HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Utah County, Utah (FY 2026)
$1,460 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Utah County, and it's the baseline every voucher in Utah is measured against.
2 bedroom FMR
$1,460
FY 2026, utilities included
Payment standard range
$1,314 to $1,606
90% to 110% of FMR
Income to afford 2BR
$58,400
per year, at 30% of income
Rank in Utah
11th of 29
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Utah moves to $1,363. That's down 7%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Utah actually rent for?
Search any address in Utah 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 | $1,257 | $1,131 to $1,383 | $50,280 | $24.17/hr | +8.0% |
| 1 bedroom | $1,265 | $1,139 to $1,392 | $50,600 | $24.33/hr | +8.0% |
| 2 bedroom | $1,460 | $1,314 to $1,606 | $58,400 | $28.08/hr | +7.7% |
| 3 bedroom | $2,031 | $1,828 to $2,234 | $81,240 | $39.06/hr | +7.0% |
| 4 bedroom | $2,449 | $2,204 to $2,694 | $97,960 | $47.10/hr | +7.6% |
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 | $2,816 | $2,534 to $3,098 |
| 6 bedroom Estimate | $3,184 | $2,866 to $3,502 |
| 7 bedroom Estimate | $3,551 | $3,196 to $3,906 |
| 8 bedroom Estimate | $3,918 | $3,526 to $4,310 |
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 Utah, that runs from $1,257 for a studio up to $2,449 for four bedrooms, all five rates in the table above.
This is a metro rate. The county doesn't get one of its own. HUD lumps Utah in with one other county in the Provo-Orem-Lehi metro, Juab County among them, and every one of them gets $1,460 for a two-bedroom. Where you are inside the metro doesn't change the county number. It does change the ZIP number, covered below.
Among Utah's 29 counties, Utah ranks 11th for two-bedroom FMR. That's about 24% above the state median of $1,181 and about 43% above the national median county at $1,018. About 666,021 people live here, 2nd in the state.
Counties sharing the Provo-Orem-Lehi metro rate
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,230 in 84626 (Elberta) and $2,110 in 84045 (Saratoga Springs), with the 26 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.
| ZIP | City | 2BR rate | vs county |
|---|---|---|---|
| 84003 | American Fork | $1,700 | +16.4% |
| 84004 | Alpine | $1,640 | +12.3% |
| 84005 | Eagle Mountain | $1,940 | +32.9% |
| 84013 | Cedar Valley | $1,940 | +32.9% |
| 84042 | Lindon | $1,510 | +3.4% |
| 84043 | Lehi | $1,840 | +26.0% |
| 84045 | Saratoga Springs | $2,110 | +44.5% |
| 84048 | Lehi | $1,460County rate | — |
| 84057 | Orem | $1,380 | -5.5% |
| 84058 | Orem | $1,470 | +0.7% |
| 84059 | Orem | $1,860 | +27.4% |
| 84062 | Pleasant Grove | $1,580 | +8.2% |
| 84097 | Orem | $1,410 | -3.4% |
| 84601 | Provo | $1,330 | -8.9% |
| 84602 | Provo | $1,270 | -13.0% |
| 84603 | Provo | $1,470 | +0.7% |
| 84604 | Provo | $1,320 | -9.6% |
| 84605 | Provo | $1,470 | +0.7% |
| 84606 | Provo | $1,400 | -4.1% |
| 84626 | Elberta | $1,230 | -15.8% |
| 84633 | Goshen | $1,240 | -15.1% |
| 84651 | Payson | $1,500 | +2.7% |
| 84653 | Salem | $1,550 | +6.2% |
| 84655 | Santaquin | $1,290 | -11.6% |
| 84660 | Spanish Fork | $1,410 | -3.4% |
| 84663 | Springville | $1,480 | +1.4% |
| 84664 | Mapleton | $1,290 | -11.6% |
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 Utah somewhere between $1,314 and $1,606. 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.
$1,460 a month is affordable, by HUD's 30% rule, on an income of roughly $58,400 a year. Put another way, $28 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% ($1,314) | HAP at 100% ($1,460) | HAP at 110% ($1,606) |
|---|---|---|---|---|
| $2,500 | $750 | $564 | $710 | $856 |
| $4,000 | $1,200 | $114 | $260 | $406 |
Rate history
The two-bedroom rate went up 8% from FY 2025 ($1,355) to FY 2026 ($1,460). Since FY 2020 it's up 58% in total, about 7.9% 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 | $723 | $814 | $926 | $1,336 | $1,626 | — |
| FY 2021 | $776 | $827 | $943 | $1,350 | $1,633 | +1.8% |
| FY 2022 | $880 | $914 | $1,041 | $1,479 | $1,782 | +10.4% |
| FY 2023 | $1,001 | $1,009 | $1,156 | $1,643 | $1,969 | +11.0% |
| FY 2024 | $1,086 | $1,093 | $1,253 | $1,766 | $2,126 | +8.4% |
| FY 2025 | $1,164 | $1,171 | $1,355 | $1,899 | $2,275 | +8.1% |
| FY 2026 | $1,257 | $1,265 | $1,460 | $2,031 | $2,449 | +7.7% |
| FY 2027 | $1,186 | $1,192 | $1,363 | $1,887 | $2,278 | -6.6% |
Nearby counties
Wasatch County
$1,74722 mi · pop 35,009
Salt Lake County
$1,74732 mi · pop 1,180,643
Juab County
$1,46035 mi · pop 11,943
Summit County
$2,18541 mi · pop 42,524
Davis County
$1,61454 mi · pop 363,032
Morgan County
$1,61458 mi · pop 12,367
Tooele County
$1,24159 mi · pop 74,032
Sanpete County
$1,18161 mi · pop 28,816
Questions people ask
$1,460 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,257 for a studio, $1,265 for one bedroom, $2,031 for three and $2,449 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 Utah actually go for?
HUD's number is one input. Search any address in Utah for a rent estimate built from nearby comps. 3 free searches, no card.
Free tier. No credit card.