HUD fair market rents FY 2027 and 2026
HUD's FY 2027 Fair Market Rents took effect on October 1, 2026 and run to September 30, 2027. Across all 3,144 US counties the median two-bedroom FMR is $1,071 a month, up from $1,028 in FY 2026 (+4.2%); the range is $885 to $4,254. In 12 areas a reevaluation request keeps the FY 2026 FMRs in effect.
Fair market rent by ZIP code
HUD's Small Area FMRs for any metropolitan ZIP code, with last year's and the payment standard range. More about the ZIP lookup.
Fair market rents by state
| State | Median county, 2 BR | Lowest | Highest | Change from FY 2026 |
|---|---|---|---|---|
| Alabama | $975 | $921 | $1,434 | +10.9% |
| Alaska | $1,513 | $1,030 | $2,394 | +6.2% |
| Arizona | $1,244 | $1,038 | $1,734 | -8.9% |
| Arkansas | $909 | $909 | $1,301 | +3.3% |
| California | $1,725 | $1,084 | $4,254 | +2.3% |
| Colorado | $1,375 | $1,014 | $2,766 | +10.3% |
| Connecticut | $1,933 | $1,560 | $2,399 | +3.6% |
| Delaware | $1,629 | $1,498 | $1,860 | +10.8% |
| Washington, DC | $2,438 | $2,438 | $2,438 | +8.5% |
| Florida | $1,474 | $953 | $2,564 | +0.2% |
| Georgia | $1,058 | $1,002 | $1,762 | -1.5% |
| Hawaii | $2,326 | $2,081 | $2,656 | -6.7% |
| Idaho | $1,127 | $1,014 | $1,673 | +2.4% |
| Illinois | $958 | $930 | $2,341 | +0.5% |
| Indiana | $1,086 | $1,014 | $1,536 | +7.6% |
| Iowa | $927 | $927 | $1,450 | +0.9% |
| Kansas | $961 | $961 | $1,546 | +9.6% |
| Kentucky | $925 | $909 | $1,442 | +2.8% |
| Louisiana | $995 | $892 | $1,480 | +5.2% |
| Maine | $1,371 | $1,175 | $2,353 | -4.1% |
| Maryland | $1,875 | $1,014 | $2,438 | +1.6% |
| Massachusetts | $2,266 | $1,704 | $3,583 | -0.7% |
| Michigan | $1,085 | $1,014 | $1,804 | +5.0% |
| Minnesota | $1,048 | $1,014 | $1,734 | +4.9% |
| Mississippi | $905 | $905 | $1,316 | +7.5% |
| Missouri | $962 | $962 | $1,546 | +8.3% |
| Montana | $1,310 | $1,014 | $2,109 | +0.2% |
| Nebraska | $1,014 | $1,014 | $1,450 | +5.5% |
| Nevada | $1,327 | $1,014 | $1,837 | -4.7% |
| New Hampshire | $1,727 | $1,195 | $2,367 | -10.0% |
| New Jersey | $2,233 | $1,704 | $2,792 | +1.3% |
| New Mexico | $1,063 | $1,014 | $1,874 | +2.2% |
| New York | $1,385 | $1,014 | $2,971 | +1.8% |
| North Carolina | $1,145 | $1,012 | $1,866 | +5.4% |
| North Dakota | $1,014 | $1,014 | $1,858 | +16.2% |
| Ohio | $1,048 | $1,003 | $1,607 | +3.2% |
| Oklahoma | $916 | $916 | $1,264 | -2.2% |
| Oregon | $1,325 | $1,014 | $1,893 | -4.9% |
| Pennsylvania | $1,136 | $1,014 | $1,860 | -0.2% |
| Rhode Island | $1,879 | $1,879 | $2,507 | +8.7% |
| South Carolina | $1,098 | $885 | $2,010 | +1.9% |
| South Dakota | $1,033 | $1,014 | $1,430 | +11.2% |
| Tennessee | $1,048 | $995 | $1,798 | +7.5% |
| Texas | $1,105 | $1,014 | $1,817 | +4.8% |
| Utah | $1,158 | $1,014 | $2,153 | -1.9% |
| Vermont | $1,570 | $1,167 | $2,165 | +15.2% |
| Virginia | $1,262 | $943 | $2,438 | +0.6% |
| Washington | $1,467 | $1,058 | $2,549 | +6.8% |
| West Virginia | $955 | $944 | $1,505 | +4.4% |
| Wisconsin | $1,041 | $1,014 | $1,734 | +3.0% |
| Wyoming | $1,016 | $999 | $1,683 | +3.7% |
Two-bedroom FMRs across each state's counties, FY 2027. Every state page lists all its counties from studio to four bedrooms.
Highest fair market rents
Two-bedroom FMRs, FY 2027: Santa Cruz County, CA ($4,254), Marin County, CA ($3,697), San Francisco County, CA ($3,697), San Mateo County, CA ($3,697), Nantucket County, MA ($3,583), Napa County, CA ($3,375), Santa Clara County, CA ($3,272) and Santa Barbara County, CA ($3,106).
Where FY 2026 FMRs stay in effect
HUD lets housing agencies ask for a reevaluation of new FMRs; a valid request postpones them. As of October 1, 2026, HUD keeps the FY 2026 FMRs and Small Area FMRs in effect in: Davenport-Moline-Rock Island, IA-IL MSA, Erie, PA MSA, Madison, WI HUD Metro FMR Area, Merrimack County, NH, Milwaukee-Waukesha, WI MSA, Oxnard-Thousand Oaks-Ventura, CA MSA, Pinehurst-Southern Pines, NC MSA, Portsmouth-Rochester, NH HUD Metro FMR Area, San Luis Obispo-Paso Robles, CA MSA, San Jose-Sunnyvale-Santa Clara, CA HUD Metro FMR Area, Santa Ana-Anaheim-Irvine, CA HUD Metro FMR Area and Santa Maria-Santa Barbara, CA MSA, and ZIP codes 03766 and 03784. The county pages for these areas show both years and say which is in effect.
How HUD sets fair market rents
FMRs are set at the 40th percentile of gross rents for standard-quality units rented by recent movers, excluding public housing and substandard units, and generally no lower than 90 percent of the previous year's FMR (24 CFR 888.113). HUD sets one FMR for each metropolitan area and each non-metropolitan county, so every county of a metro area shares the same figures; in New England HUD defines areas by town. The fiscal year starts October 1.
Housing agencies turn FMRs into voucher payment standards, usually between 90 and 110 percent of the FMR. In 65 metro areas HUD requires Small Area FMRs, set by ZIP code, so payment standards follow rents more closely across a metro area.
More county data
- Loan limits by countyFHA, VA and conforming loan limits for every US county.
- Property tax rates by stateEffective property tax rates for every state and county.
- Fair market rent by ZIP codeHUD Small Area FMRs for any metropolitan ZIP code.
- Free real estate toolsTitle insurance and closing cost calculators, flood zone lookup and more.
For the title side (owner of record, deeds, mortgages, liens), see the counties HeritageDeed covers; a title report is $49 per report.
Questions about fair market rents
What is fair market rent?
HUD's estimate of the gross rent (rent plus the cost of utilities, except telephone) at the 40th percentile of standard-quality units rented by recent movers in a metropolitan area or non-metropolitan county (24 CFR 888.113). HUD uses it to set Housing Choice Voucher payment standards and rent limits in other programs.
What are the HUD fair market rents for 2027?
FY 2027 FMRs apply from October 1, 2026 to September 30, 2027. A two-bedroom FMR is $1,071 in the median county and ranges from $885 to $4,254. Every county page lists studio to four bedrooms.
Where can I find the 2026 fair market rents?
Every county and state page shows FY 2026 beside FY 2027. FY 2026 ran from October 1, 2025 to September 30, 2026, and stays in effect in the 12 areas HUD is reevaluating.
What is the difference between FMR and Small Area FMR?
An FMR covers a whole metropolitan area or non-metropolitan county. A Small Area FMR is set for each ZIP code in a metropolitan area. HUD requires Small Area FMRs for voucher payment standards in 65 designated metro areas; other agencies may opt in.
How are Section 8 payment standards related to fair market rent?
A housing agency sets each payment standard between 90 and 110 percent of the FMR (the basic range, 24 CFR 982.503(c)). The voucher pays the lower of the payment standard or the gross rent, minus the family's total tenant payment.
When are the next fair market rents published?
HUD must post FMRs at least 30 days before they take effect at the start of the federal fiscal year, October 1. HUD published the FY 2027 notice on September 1, 2026; the FY 2028 figures are due by the same rule before October 1, 2027, and these pages show them once HUD posts them.
Legal references
- 24 CFR 888.113, Fair market rents for existing housing: methodology
- 24 CFR 982.503, Voucher tenancy: payment standard amount and schedule
- 24 CFR 982.505, How to calculate housing assistance payment
JSON: /api/data/fair-market-rent.