FY2026 Fair Market Rents for all bedroom sizes across major U.S. metro areas
HUD Fair Market Rent (FMR) is a dollar figure published each fiscal year by the U.S. Department of Housing and Urban Development. It represents the 40th percentile of gross rents — including utilities — for standard-quality rental units in a given geographic area.
FMR is primarily used to set payment standards for the Section 8 Housing Choice Voucher (HCV) program, which provides rental assistance to low-income households. A housing authority sets its payment standard at 90–110% of the local FMR. If a landlord's rent exceeds the payment standard, the tenant must pay the difference — which can make units unaffordable for voucher holders.
For non-Section 8 landlords, FMR is a useful benchmark: if your rent is significantly above FMR, your unit may be priced above what the government considers affordable for the local market, which can signal overpricing in softer markets.
| Metro Area | County | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|---|
| San Jose, CA | Orange County | $1425 | $1702 | $2103 | $2964 | $3618 |
| San Francisco, CA | San Francisco County | $1892 | $2275 | $2848 | $3832 | $4370 |
| Boston, MA | Suffolk County | $1715 | $2111 | $2499 | $3207 | $3660 |
| New York, NY | New York County | $1851 | $2022 | $2395 | $3080 | $3440 |
| Seattle, WA | King County | $1389 | $1683 | $2083 | $2959 | $3440 |
| Los Angeles, CA | Los Angeles County | $1380 | $1672 | $2040 | $2880 | $3336 |
| Denver, CO | Denver County | $1078 | $1369 | $1699 | $2326 | $2685 |
| Miami, FL | Miami-Dade County | $1172 | $1399 | $1715 | $2302 | $2699 |
| San Diego, CA | San Diego County | $1314 | $1656 | $2062 | $2867 | $3237 |
| Washington, DC | DC | $1454 | $1698 | $2085 | $2848 | $3402 |
| Austin, TX | Travis County | $1048 | $1289 | $1573 | $2095 | $2415 |
| Nashville, TN | Davidson County | $969 | $1153 | $1393 | $1867 | $2124 |
| Phoenix, AZ | Maricopa County | $956 | $1154 | $1381 | $1892 | $2201 |
| Portland, OR | Multnomah County | $965 | $1227 | $1548 | $2149 | $2449 |
| Charlotte, NC | Mecklenburg County | $901 | $1085 | $1311 | $1801 | $2065 |
| Atlanta, GA | Fulton County | $958 | $1139 | $1357 | $1821 | $2106 |
| Chicago, IL | Cook County | $873 | $1102 | $1342 | $1752 | $1981 |
| Minneapolis, MN | Hennepin County | $836 | $1099 | $1362 | $1839 | $2085 |
| Tampa, FL | Hillsborough County | $868 | $1046 | $1265 | $1700 | $1956 |
| Orlando, FL | Orange County | $878 | $1054 | $1301 | $1730 | $1978 |
| Houston, TX | Harris County | $810 | $987 | $1196 | $1606 | $1849 |
| Dallas, TX | Dallas County | $823 | $1003 | $1217 | $1632 | $1885 |
| Philadelphia, PA | Philadelphia County | $877 | $1061 | $1262 | $1625 | $1861 |
| San Antonio, TX | Bexar County | $776 | $942 | $1150 | $1534 | $1764 |
| Las Vegas, NV | Clark County | $805 | $966 | $1158 | $1556 | $1798 |
| Raleigh, NC | Wake County | $820 | $993 | $1214 | $1640 | $1898 |
| Salt Lake City, UT | Salt Lake County | $838 | $1012 | $1231 | $1656 | $1917 |
| Richmond, VA | Richmond city | $831 | $1006 | $1230 | $1656 | $1914 |
| Jacksonville, FL | Duval County | $773 | $933 | $1130 | $1519 | $1753 |
| Columbus, OH | Franklin County | $701 | $857 | $1041 | $1389 | $1606 |
| Indianapolis, IN | Marion County | $693 | $845 | $1023 | $1370 | $1586 |
| Kansas City, MO | Jackson County | $691 | $842 | $1021 | $1370 | $1589 |
| Louisville, KY | Jefferson County | $673 | $820 | $992 | $1331 | $1543 |
| Memphis, TN | Shelby County | $633 | $773 | $933 | $1248 | $1447 |
| Oklahoma City, OK | Oklahoma County | $649 | $793 | $959 | $1286 | $1494 |
| Albuquerque, NM | Bernalillo County | $670 | $818 | $996 | $1339 | $1555 |
| Tucson, AZ | Pima County | $649 | $793 | $955 | $1281 | $1486 |
| El Paso, TX | El Paso County | $607 | $742 | $893 | $1197 | $1387 |
| Omaha, NE | Douglas County | $679 | $828 | $1003 | $1342 | $1558 |
| Wichita, KS | Sedgwick County | $583 | $712 | $861 | $1155 | $1341 |
Section 8 eligibility: If your unit's rent is at or below the local FMR for its bedroom size, it is eligible for Section 8 tenants. Housing authorities generally approve leases up to 100–110% of FMR. Setting rent at or near FMR maximizes your Section 8 applicant pool while staying within voucher limits.
Market positioning: FMR is a conservative benchmark — it represents the 40th percentile, meaning 60% of rentals in the area cost more. If your rent is significantly below FMR, you may have room to increase. If significantly above, your unit may be in the luxury segment or an exceptionally desirable sub-market.
Rent Intelligence: RentSolve AI's Rent Intelligence feature shows the HUD FMR for your county alongside Rentcast market comparables, so you can see both the government benchmark and the active market rate side by side.
HUD Fair Market Rent is the 40th percentile of gross rents for standard-quality units in a metropolitan area, published annually by HUD. It is used to set payment standards for the Section 8 Housing Choice Voucher program.
Yes. FMR is not a rent cap. For market-rate tenants, landlords can charge any amount. For Section 8 tenants, the housing authority's payment standard (typically 100–110% of FMR) limits how much the voucher will cover — tenants must pay any amount above that standard.
HUD publishes FMR data annually, typically effective October 1 of each year for the new fiscal year. FY2026 FMRs took effect October 1, 2025.
RentSolve AI shows HUD FMR, Rentcast comparables, and Census vacancy rates for your property side by side.
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