HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Utah County, Utah (FY 2027)
$1,363 a month. That's HUD's FY 2027 Fair Market Rent for a two-bedroom in Utah County, and it's the baseline every voucher in Utah is measured against.
Two-bedroom FMR
$1,363
-6.6% from FY 2026
Payment standard
$1,227–$1,499
90% to 110% of the FMR, two-bedroom
Income to afford
$54,520
a year, with rent at 30% of income
Rank in Utah
11th of 29
by two-bedroom FMR, highest first
FY 2027 Fair Market Rents
Payment standard is the 90% to 110% band a housing authority can set. Income needed puts rent at 30% of gross income, and the hourly wage assumes a 40-hour week.
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2026 |
|---|---|---|---|---|---|
| Studio | $1,186 | $1,067–$1,305 | $47,440 | $22.81/hr | -5.6% |
| 1 bedroom | $1,192 | $1,073–$1,311 | $47,680 | $22.92/hr | -5.8% |
| 2 bedroom | $1,363 | $1,227–$1,499 | $54,520 | $26.21/hr | -6.6% |
| 3 bedroom | $1,887 | $1,698–$2,076 | $75,480 | $36.29/hr | -7.1% |
| 4 bedroom | $2,278 | $2,050–$2,506 | $91,120 | $43.81/hr | -7.0% |
Five to eight 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 | $2,620 | $2,358–$2,882 |
| 6 bedroom Estimate | $2,961 | $2,665–$3,257 |
| 7 bedroom Estimate | $3,303 | $2,973–$3,633 |
| 8 bedroom Estimate | $3,645 | $3,281–$4,010 |
Source: HUD Office of Policy Development and Research, FY 2027 Fair Market Rents. Rents include utilities. huduser.gov
Market check
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.
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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 $1,227 and $1,499. 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.
$1,363 a month is affordable, by HUD's 30% rule, on an income of roughly $54,520 a year. Put another way, $26 an hour full time.
Worked example for a two-bedroom renting at the payment standard. The tenant pays 30% of monthly income and the voucher covers the rest.
| Monthly household income | Tenant pays (30%) | Voucher pays at 90%$1,227 | Voucher pays at 100%$1,363 | Voucher pays at 110%$1,499 |
|---|---|---|---|---|
| $2,500 | $750 | $477 | $613 | $749 |
| $4,000 | $1,200 | $27 | $163 | $299 |
Rate history
The two-bedroom rate went down 7% from FY 2026 ($1,460) to FY 2027 ($1,363). Since FY 2020 it's up 47% in total, about 5.7% a year. The Utah median moved down 2% over the same year.
| Fiscal 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 2027In effect | $1,186 | $1,192 | $1,363 | $1,887 | $2,278 | -6.6% |
About this rate
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 2027 that's October 1, 2026 through September 30, 2027. In Utah, that runs from $1,186 for a studio up to $2,278 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 $1,363 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 18% above the state median of $1,158 and about 28% above the national median county at $1,063. About 705,400 people live here, 2nd in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,320 in 84057 (Orem) and $1,980 in 84045 (Saratoga Springs), with the 27 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 | $1,560 | +14.5% |
| 84004 | Alpine | $1,720 | +26.2% |
| 84005 | Eagle Mountain | $1,770 | +29.9% |
| 84013 | Cedar Valley | $1,770 | +29.9% |
| 84042 | Lindon | $1,360 | -0.2% |
| 84043 | Lehi | $1,700 | +24.7% |
| 84045 | Saratoga Springs | $1,980 | +45.3% |
| 84048 | Lehi | $1,370 | +0.5% |
| 84057 | Orem | $1,320 | -3.2% |
| 84058 | Orem | $1,400 | +2.7% |
| 84059 | Orem | $1,680 | +23.3% |
| 84062 | Pleasant Grove | $1,470 | +7.9% |
| 84097 | Orem | $1,350 | -1.0% |
| 84601 | Provo | $1,320 | -3.2% |
| 84602 | Provo | $1,320 | -3.2% |
| 84603 | Provo | $1,370 | +0.5% |
| 84604 | Provo | $1,580 | +15.9% |
| 84605 | Provo | $1,370 | +0.5% |
| 84606 | Provo | $1,330 | -2.4% |
| 84626 | Elberta | $1,320 | -3.2% |
| 84633 | Goshen | $1,320 | -3.2% |
| 84651 | Payson | $1,400 | +2.7% |
| 84653 | Salem | $1,420 | +4.2% |
| 84655 | Santaquin | $1,320 | -3.2% |
| 84660 | Spanish Fork | $1,320 | -3.2% |
| 84663 | Springville | $1,380 | +1.2% |
| 84664 | Mapleton | $1,320 | -3.2% |
Counties sharing the Provo-Orem-Lehi metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,363 two-bedroom figure as Utah.
Nearby counties
Two-bedroom FMR, with how each compares to Utah.
Wasatch County
22 mi · 36,642 people
$1,715
+26%
Salt Lake County
32 mi · 1,196,523 people
$1,615
+18%
Juab County
35 mi · 12,586 people
$1,363
same rate
Summit County
41 mi · 42,970 people
$2,153
+58%
Davis County
54 mi · 370,924 people
$1,591
+17%
Morgan County
58 mi · 12,802 people
$1,591
+17%
Tooele County
59 mi · 79,347 people
$1,149
-16%
Sanpete County
61 mi · 29,719 people
$1,145
-16%
Questions people ask
$1,363 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,186 for a studio, $1,192 for one bedroom, $1,887 for three and $2,278 for four.
Tools for this county
Fair Market Rent lookup
Any ZIP code's Small Area FMR by bedroom count
Section 8 rent calculator
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
The 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. Free to start, no card.
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