HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Adams County, Washington (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Adams County is $1,133 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,133
FY 2026, utilities included
Payment standard range
$1,020 to $1,246
90% to 110% of FMR
Income to afford 2BR
$45,320
per year, at 30% of income
Rank in Washington
32nd of 39
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Adams moves to $1,262. That's up 11%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Adams actually rent for?
Search any address in Adams 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 | $795 | $716 to $875 | $31,800 | $15.29/hr | +5.6% |
| 1 bedroom | $863 | $777 to $949 | $34,520 | $16.60/hr | +5.1% |
| 2 bedroom | $1,133 | $1,020 to $1,246 | $45,320 | $21.79/hr | +5.2% |
| 3 bedroom | $1,576 | $1,418 to $1,734 | $63,040 | $30.31/hr | +4.4% |
| 4 bedroom | $1,901 | $1,711 to $2,091 | $76,040 | $36.56/hr | +5.1% |
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 | $2,186 | $1,967 to $2,405 |
| 6 bedroom Estimate | $2,471 | $2,224 to $2,718 |
| 7 bedroom Estimate | $2,756 | $2,480 to $3,032 |
| 8 bedroom Estimate | $3,042 | $2,738 to $3,346 |
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 Adams, that runs from $795 for a studio up to $1,901 for four bedrooms, all five rates in the table above.
Because Adams 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, Benge included.
Among Washington's 39 counties, Adams ranks 32nd for two-bedroom FMR. That's about 18% below the state median of $1,374 and about 11% above the national median county at $1,018. About 20,557 people live here, 31st in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,010 in 99169 (Ritzville) and $1,360 in 99344 (Othello), with the 5 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 Adams somewhere between $1,020 and $1,246. 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.
$1,133 a month is affordable, by HUD's 30% rule, on an income of roughly $45,320 a year. Put another way, $22 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% ($1,020) | HAP at 100% ($1,133) | HAP at 110% ($1,246) |
|---|---|---|---|---|
| $2,500 | $750 | $270 | $383 | $496 |
| $4,000 | $1,200 | $0 | $0 | $46 |
Rate history
The two-bedroom rate went up 5% from FY 2025 ($1,077) to FY 2026 ($1,133). Since FY 2020 it's up 44% in total, about 6.2% a year. The Washington median moved up 4% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $640 | $693 | $789 | $1,067 | $1,339 | — |
| FY 2021 | $608 | $683 | $778 | $1,056 | $1,347 | -1.4% |
| FY 2022 | $663 | $795 | $906 | $1,264 | $1,551 | +16.5% |
| FY 2023 | $717 | $850 | $1,053 | $1,455 | $1,794 | +16.2% |
| FY 2024 | $754 | $854 | $1,112 | $1,567 | $1,887 | +5.6% |
| FY 2025 | $753 | $821 | $1,077 | $1,509 | $1,809 | -3.1% |
| FY 2026 | $795 | $863 | $1,133 | $1,576 | $1,901 | +5.2% |
| FY 2027 | $879 | $965 | $1,262 | $1,747 | $2,109 | +11.4% |
Nearby counties
Franklin County
$1,53838 mi · pop 96,692
Columbia County
$1,05242 mi · pop 3,980
Lincoln County
$1,02145 mi · pop 11,036
Grant County
$1,23249 mi · pop 99,145
Whitman County
$1,16952 mi · pop 47,141
Garfield County
$1,04753 mi · pop 2,310
Walla Walla County
$1,55053 mi · pop 62,150
Benton County
$1,53866 mi · pop 207,560
Questions people ask
$1,133 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $795 for a studio, $863 for one bedroom, $1,576 for three and $1,901 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 Adams actually go for?
HUD's number is one input. Search any address in Adams for a rent estimate built from nearby comps. 3 free searches, no card.
Free tier. No credit card.