HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Sawyer County, Wisconsin (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Sawyer County is $1,051 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,051
FY 2026, utilities included
Payment standard range
$946 to $1,156
90% to 110% of FMR
Income to afford 2BR
$42,040
per year, at 30% of income
Rank in Wisconsin
32nd of 72
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Sawyer moves to $1,089. That's up 4%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Sawyer actually rent for?
Search any address in Sawyer 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 | $771 | $694 to $848 | $30,840 | $14.83/hr | +9.7% |
| 1 bedroom | $801 | $721 to $881 | $32,040 | $15.40/hr | +5.3% |
| 2 bedroom | $1,051 | $946 to $1,156 | $42,040 | $20.21/hr | +5.3% |
| 3 bedroom | $1,260 | $1,134 to $1,386 | $50,400 | $24.23/hr | +4.8% |
| 4 bedroom | $1,392 | $1,253 to $1,531 | $55,680 | $26.77/hr | +5.2% |
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 | $1,601 | $1,441 to $1,761 |
| 6 bedroom Estimate | $1,810 | $1,629 to $1,991 |
| 7 bedroom Estimate | $2,018 | $1,816 to $2,220 |
| 8 bedroom Estimate | $2,227 | $2,004 to $2,450 |
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 Sawyer, that runs from $771 for a studio up to $1,392 for four bedrooms, all five rates in the table above.
Because Sawyer 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, Couderay included.
Among Wisconsin's 72 counties, Sawyer ranks 32nd for two-bedroom FMR. That's about 4% above the state median of $1,010 and about 3% above the national median county at $1,018. About 18,057 people live here, 56th 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 54835 (Exeland) and $1,230 in 54876 (Stone Lake), with the 7 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 Sawyer somewhere between $946 and $1,156. 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.
$1,051 a month is affordable, by HUD's 30% rule, on an income of roughly $42,040 a year. Put another way, $20 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% ($946) | HAP at 100% ($1,051) | HAP at 110% ($1,156) |
|---|---|---|---|---|
| $2,500 | $750 | $196 | $301 | $406 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 5% from FY 2025 ($998) to FY 2026 ($1,051). Since FY 2020 it's up 29% in total, about 4.4% a year. The Wisconsin median moved up 1% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $551 | $617 | $812 | $1,012 | $1,100 | — |
| FY 2021 | $523 | $582 | $767 | $954 | $1,040 | -5.5% |
| FY 2022 | $564 | $622 | $818 | $1,011 | $1,109 | +6.6% |
| FY 2023 | $606 | $664 | $874 | $1,064 | $1,174 | +6.8% |
| FY 2024 | $638 | $716 | $941 | $1,138 | $1,253 | +7.7% |
| FY 2025 | $703 | $761 | $998 | $1,202 | $1,323 | +6.1% |
| FY 2026 | $771 | $801 | $1,051 | $1,260 | $1,392 | +5.3% |
| FY 2027 | $827 | $832 | $1,089 | $1,298 | $1,431 | +3.6% |
Nearby counties
Questions people ask
$1,051 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $771 for a studio, $801 for one bedroom, $1,260 for three and $1,392 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 Sawyer actually go for?
HUD's number is one input. Search any address in Sawyer for a rent estimate built from nearby comps. 3 free searches, no card.
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