All states · FY 2027 · effective October 1, 2026
Fair market rent by state
The 2-bedroom Fair Market Rent in the median U.S. county is $1,228 a month for FY 2027. Across the 4,764 county and town records HUD publishes, the typical one moved +3.4% from FY 2026 and +38.2% since FY 2022. Pick a state for every county, or look up a ZIP.
| FY | 2017 | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 | 2026 | 2027 |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 2BR | $1,064 | $1,105 | $1,147 | $1,194 | $1,239 | $1,283 | $1,420 | $1,594 | $1,673 | $1,724 | $1,750 |
States at a glance
Median of each state's county (or town) 2-bedroom FMRs, with the lowest and highest. Change columns are the median county's move. Click a state for every area, studio to 4 bedrooms.
| State | Median 2BR | Low | High | 1 yr | 5 yr |
|---|---|---|---|---|---|
| Alabama | $975 | $921 | $1,434 | +13.2% | +30.6% |
| Alaska | $1,513 | $1,030 | $2,394 | +3.2% | +25.1% |
| Arizona | $1,244 | $1,038 | $1,734 | −7.8% | +27.1% |
| Arkansas | $909 | $909 | $1,301 | +3.3% | +40.1% |
| California | $1,725 | $1,084 | $4,254 | +0.3% | +38.8% |
| Colorado | $1,375 | $1,014 | $2,766 | +8.6% | +29.8% |
| Connecticut | $1,933 | $1,560 | $2,399 | +1.9% | +44.5% |
| Delaware | $1,629 | $1,498 | $1,860 | +7.1% | +55.4% |
| District of Columbia | $2,438 | $2,438 | $2,438 | +8.5% | +36.6% |
| Florida | $1,474 | $953 | $2,564 | −1.5% | +40.1% |
| Georgia | $1,058 | $1,002 | $1,762 | +2.6% | +42.3% |
| Hawaii | $2,326 | $2,081 | $2,656 | −3.8% | +35.7% |
| Idaho | $1,127 | $1,014 | $1,673 | +3.6% | +36.7% |
| Illinois | $958 | $930 | $2,341 | +1.5% | +26.5% |
| Indiana | $1,086 | $1,014 | $1,536 | +6.1% | +37.4% |
| Iowa | $927 | $927 | $1,450 | +0.9% | +25.4% |
| Kansas | $961 | $961 | $1,546 | +9.6% | +29.5% |
| Kentucky | $925 | $909 | $1,442 | +5.0% | +34.9% |
| Louisiana | $995 | $892 | $1,480 | +5.8% | +26.8% |
| Maine | $1,367 | $1,175 | $2,376 | −1.9% | +50.4% |
| Maryland | $1,875 | $1,014 | $2,438 | +4.2% | +36.6% |
| Massachusetts | $2,367 | $1,659 | $3,583 | +2.3% | +34.4% |
| Michigan | $1,085 | $1,014 | $1,804 | +4.2% | +35.6% |
| Minnesota | $1,048 | $1,014 | $1,734 | +4.2% | +33.9% |
| Mississippi | $905 | $905 | $1,316 | +7.5% | +28.4% |
| Missouri | $962 | $962 | $1,546 | +8.3% | +40.4% |
| Montana | $1,310 | $1,014 | $2,109 | +0.2% | +62.7% |
| Nebraska | $1,014 | $1,014 | $1,450 | +5.5% | +33.9% |
| Nevada | $1,327 | $1,014 | $1,837 | −4.7% | +26.0% |
| New Hampshire | $1,734 | $1,195 | $3,008 | −8.4% | +45.5% |
| New Jersey | $2,233 | $1,704 | $2,792 | +1.9% | +43.3% |
| New Mexico | $1,063 | $1,014 | $1,874 | +4.2% | +39.7% |
| New York | $1,385 | $1,014 | $2,971 | +0.6% | +35.9% |
| North Carolina | $1,145 | $1,012 | $1,866 | +6.3% | +39.8% |
| North Dakota | $1,014 | $1,014 | $1,858 | +16.2% | +33.9% |
| Ohio | $1,048 | $1,003 | $1,607 | +3.1% | +36.6% |
| Oklahoma | $916 | $916 | $1,264 | −2.2% | +23.8% |
| Oregon | $1,325 | $1,014 | $1,893 | −2.3% | +25.2% |
| Pennsylvania | $1,136 | $1,014 | $1,860 | +4.2% | +34.4% |
| Puerto Rico | $613 | $517 | $706 | +6.5% | +29.0% |
| Rhode Island | $1,879 | $1,832 | $2,507 | +8.7% | +52.3% |
| South Carolina | $1,098 | $885 | $2,010 | −1.9% | +25.4% |
| South Dakota | $1,033 | $1,014 | $1,430 | +9.1% | +33.9% |
| Tennessee | $1,048 | $995 | $1,798 | +7.5% | +47.2% |
| Texas | $1,105 | $1,014 | $1,817 | +4.2% | +33.3% |
| Utah | $1,158 | $1,014 | $2,153 | −1.8% | +42.3% |
| Vermont | $1,558 | $1,167 | $2,165 | +14.5% | +49.2% |
| Virginia | $1,262 | $943 | $2,438 | +3.2% | +36.6% |
| Washington | $1,467 | $1,058 | $2,549 | +4.7% | +36.1% |
| West Virginia | $955 | $944 | $1,505 | +7.0% | +33.9% |
| Wisconsin | $1,041 | $1,014 | $1,734 | +4.2% | +33.9% |
| Wyoming | $1,016 | $999 | $1,683 | +3.7% | +24.6% |
| Other U.S. territories | Guam $1,449 · U.S. Virgin Islands $1,509 · American Samoa $942 · Northern Mariana Islands $988 | ||||
Source: HUD FY 2027 FMR county file (effective October 1, 2026) and HUD's revised files for FY 2017 to FY 2026. Medians are not population-weighted, so states with many small towns lean toward their rural figures.
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Questions landlords ask
When do the FY 2027 fair market rents take effect?
October 1, 2026, per HUD's notice at 91 FR 56156 (published September 1, 2026). In twelve metro or county areas and two New Hampshire ZIP codes, FY 2026 figures stay in force while HUD reevaluates them; HUD expects to post revised FY 2027 FMRs for those areas around April 2027.
Is the fair market rent what Section 8 pays?
Not exactly. The local housing agency sets a payment standard, usually between 90% and 110% of the FMR (24 CFR 982.503). The voucher pays the lower of that standard or the gross rent, minus the tenant's share, which is generally 30% of adjusted income. The rent also has to pass the agency's rent reasonableness test.
Why is my county's FMR the same as the next county over?
HUD sets one FMR for each metro FMR area, and every county in that area shares it. Nonmetro counties each get their own. In the 65 mandatory Small Area FMR metros, ZIP-level figures replace the metro number for vouchers.