HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Niobrara County, Wyoming (FY 2026)
$1,186 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Niobrara County, and it's the baseline every voucher in Niobrara is measured against.
2 bedroom FMR
$1,186
FY 2026, utilities included
Payment standard range
$1,067 to $1,305
90% to 110% of FMR
Income to afford 2BR
$47,440
per year, at 30% of income
Rank in Wyoming
2nd of 23
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Niobrara moves to $1,154. That's down 3%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Niobrara actually rent for?
Search any address in Niobrara 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 | $904 | $814 to $994 | $36,160 | $17.38/hr | +24.7% |
| 1 bedroom | $910 | $819 to $1,001 | $36,400 | $17.50/hr | +24.8% |
| 2 bedroom | $1,186 | $1,067 to $1,305 | $47,440 | $22.81/hr | +24.3% |
| 3 bedroom | $1,632 | $1,469 to $1,795 | $65,280 | $31.38/hr | +24.7% |
| 4 bedroom | $1,959 | $1,763 to $2,155 | $78,360 | $37.67/hr | +24.9% |
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 | $2,253 | $2,028 to $2,478 |
| 6 bedroom Estimate | $2,547 | $2,292 to $2,802 |
| 7 bedroom Estimate | $2,841 | $2,557 to $3,125 |
| 8 bedroom Estimate | $3,134 | $2,821 to $3,447 |
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 Niobrara, that runs from $904 for a studio up to $1,959 for four bedrooms, all five rates in the table above.
Because Niobrara 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, Lance Creek included.
Among Wyoming's 23 counties, Niobrara ranks 2nd for two-bedroom FMR. That's about 21% above the state median of $980 and about 17% above the national median county at $1,018. About 2,460 people live here, 23rd in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $960 in 82227 (Manville) and $1,200 in 82222 (Lance Creek), with the 4 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 Niobrara somewhere between $1,067 and $1,305. 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.
$1,186 a month is affordable, by HUD's 30% rule, on an income of roughly $47,440 a year. Put another way, $23 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% ($1,067) | HAP at 100% ($1,186) | HAP at 110% ($1,305) |
|---|---|---|---|---|
| $2,500 | $750 | $317 | $436 | $555 |
| $4,000 | $1,200 | $0 | $0 | $105 |
Rate history
The two-bedroom rate went up 24% from FY 2025 ($954) to FY 2026 ($1,186). Since FY 2020 it's up 66% in total, about 8.8% a year. The Wyoming median held flat over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $534 | $542 | $714 | $1,018 | $1,254 | — |
| FY 2021 | $553 | $557 | $734 | $1,042 | $1,271 | +2.8% |
| FY 2022 | $592 | $596 | $757 | $1,053 | $1,296 | +3.1% |
| FY 2023 | $641 | $645 | $826 | $1,155 | $1,404 | +9.1% |
| FY 2024 | $700 | $705 | $905 | $1,257 | $1,505 | +9.6% |
| FY 2025 | $725 | $729 | $954 | $1,309 | $1,569 | +5.4% |
| FY 2026 | $904 | $910 | $1,186 | $1,632 | $1,959 | +24.3% |
| FY 2027 | $880 | $885 | $1,154 | $1,469 | $1,911 | -2.7% |
Nearby counties
Questions people ask
$1,186 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $904 for a studio, $910 for one bedroom, $1,632 for three and $1,959 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 Niobrara actually go for?
HUD's number is one input. Search any address in Niobrara for a rent estimate built from nearby comps. 3 free searches, no card.
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