Section 8 Rent Limits in Pennsylvania for FY2027: Fair Market Rent for Every County
Every county in Pennsylvania has its own Section 8 rent ceiling, and the full FY2027 list is below. HUD's FY2027 Fair Market Rents are effective October 1, 2026; the 2-bedroom figure is as low as $1,014 in Bedford County and as high as $1,860 in Philadelphia County, with the median county at $1,136. Housing authorities set their payment standards within 90% to 110% of these numbers.
Compared with FY2026, the 2-bedroom figure rose in 58 counties and fell in 9. The largest increase was Carbon County ($1,634 to $1,839, +12.5%); the steepest cut was Erie County ($1,212 to $1,091, -10.0%). Three metros in Pennsylvania are on HUD's mandatory Small Area FMR list (Harrisburg-Carlisle, PA; Philadelphia-Camden-Wilmington, PA-NJ-DE-MD; Pittsburgh, PA), where the limit is set ZIP code by ZIP code instead of by county; the county figure there is only an average.
Reading the table. These are HUD Fair Market Rents, the basis for payment standards, not the standards themselves. Each housing authority picks a point between 90% and 110% of the FMR for each bedroom size and publishes it as its payment standard. The voucher then pays the standard (or the actual gross rent, if lower) minus about 30% of your adjusted income. Utilities you pay yourself count against the ceiling through a utility allowance.
FY2027 Fair Market Rents by Metro Area in Pennsylvania
HUD groups counties into FMR areas; a metro's figure applies to every county inside it. "ZIP-level" marks mandatory Small Area FMR metros.
| FMR area | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2 BR vs FY2026 |
|---|---|---|---|---|---|---|
| Allentown-Bethlehem-Easton, PA | $1,302 | $1,519 | $1,839 | $2,306 | $2,482 | +12.5% |
| Altoona, PA | $805 | $959 | $1,151 | $1,477 | $1,708 | +1.1% |
| Armstrong County, PA | $726 | $816 | $1,043 | $1,366 | $1,430 | +4.1% |
| Chambersburg, PA | $923 | $1,071 | $1,325 | $1,770 | $1,900 | -3.9% |
| Erie, PA | $753 | $851 | $1,091 | $1,350 | $1,564 | -10.0% |
| Gettysburg, PA | $1,047 | $1,063 | $1,354 | $1,830 | $1,957 | -1.5% |
| Harrisburg-Carlisle, PA (ZIP-level) | $1,166 | $1,285 | $1,598 | $2,055 | $2,100 | +7.0% |
| Johnstown, PA | $832 | $837 | $1,014 | $1,404 | $1,429 | -2.0% |
| Lancaster, PA | $1,152 | $1,256 | $1,553 | $1,978 | $2,041 | +1.8% |
| Lawrence County, PA | $763 | $844 | $1,095 | $1,516 | $1,682 | +7.0% |
| Lebanon, PA | $991 | $1,071 | $1,353 | $1,742 | $1,894 | -4.1% |
| Philadelphia-Camden-Wilmington, PA-NJ-DE-MD (ZIP-level) | $1,438 | $1,558 | $1,860 | $2,216 | $2,445 | +2.8% |
| Pittsburgh, PA (ZIP-level) | $1,075 | $1,146 | $1,389 | $1,773 | $1,925 | +6.9% |
| Reading, PA | $978 | $1,114 | $1,418 | $1,744 | $1,877 | -10.0% |
| Scranton--Wilkes-Barre, PA | $949 | $1,106 | $1,363 | $1,786 | $1,962 | +8.9% |
| State College, PA | $1,274 | $1,282 | $1,537 | $1,977 | $2,020 | +9.3% |
| Williamsport, PA | $847 | $1,005 | $1,217 | $1,623 | $1,792 | +1.8% |
| York-Hanover, PA | $951 | $1,042 | $1,327 | $1,757 | $1,846 | -0.6% |
FY2027 Fair Market Rents for Every County in Pennsylvania
All 67 counties, alphabetical. Studio figures are in the metro table above.
| County | 1 BR | 2 BR | 3 BR | 4 BR | 2 BR vs FY2026 |
|---|---|---|---|---|---|
| Adams County | $1,063 | $1,354 | $1,830 | $1,957 | -1.5% |
| Allegheny County | $1,146 | $1,389 | $1,773 | $1,925 | +6.9% |
| Armstrong County | $816 | $1,043 | $1,366 | $1,430 | +4.1% |
| Beaver County | $1,146 | $1,389 | $1,773 | $1,925 | +6.9% |
| Bedford County | $780 | $1,014 | $1,286 | $1,526 | +4.2% |
| Berks County | $1,114 | $1,418 | $1,744 | $1,877 | -10.0% |
| Blair County | $959 | $1,151 | $1,477 | $1,708 | +1.1% |
| Bradford County | $849 | $1,100 | $1,356 | $1,531 | +3.2% |
| Bucks County | $1,558 | $1,860 | $2,216 | $2,445 | +2.8% |
| Butler County | $1,146 | $1,389 | $1,773 | $1,925 | +6.9% |
| Cambria County | $837 | $1,014 | $1,404 | $1,429 | -2.0% |
| Cameron County | $775 | $1,014 | $1,265 | $1,390 | +3.4% |
| Carbon County | $1,519 | $1,839 | $2,306 | $2,482 | +12.5% |
| Centre County | $1,282 | $1,537 | $1,977 | $2,020 | +9.3% |
| Chester County | $1,558 | $1,860 | $2,216 | $2,445 | +2.8% |
| Clarion County | $786 | $1,014 | $1,208 | $1,695 | +4.2% |
| Clearfield County | $802 | $1,014 | $1,328 | $1,333 | +4.0% |
| Clinton County | $788 | $1,014 | $1,326 | $1,671 | +1.9% |
| Columbia County | $926 | $1,136 | $1,370 | $1,559 | -0.4% |
| Crawford County | $853 | $1,014 | $1,395 | $1,532 | +4.2% |
| Cumberland County | $1,285 | $1,598 | $2,055 | $2,100 | +7.0% |
| Dauphin County | $1,285 | $1,598 | $2,055 | $2,100 | +7.0% |
| Delaware County | $1,558 | $1,860 | $2,216 | $2,445 | +2.8% |
| Elk County | $879 | $1,014 | $1,328 | $1,333 | +4.2% |
| Erie County | $851 | $1,091 | $1,350 | $1,564 | -10.0% |
| Fayette County | $1,146 | $1,389 | $1,773 | $1,925 | +6.9% |
| Forest County | $931 | $1,014 | $1,312 | $1,500 | +4.2% |
| Franklin County | $1,071 | $1,325 | $1,770 | $1,900 | -3.9% |
| Fulton County | $775 | $1,014 | $1,208 | $1,500 | +4.2% |
| Greene County | $868 | $1,135 | $1,352 | $1,492 | +3.6% |
| Huntingdon County | $892 | $1,014 | $1,404 | $1,695 | +4.2% |
| Indiana County | $864 | $1,014 | $1,396 | $1,525 | +3.4% |
| Jefferson County | $807 | $1,014 | $1,301 | $1,438 | +4.2% |
| Juniata County | $780 | $1,014 | $1,270 | $1,495 | +4.2% |
| Lackawanna County | $1,106 | $1,363 | $1,786 | $1,962 | +8.9% |
| Lancaster County | $1,256 | $1,553 | $1,978 | $2,041 | +1.8% |
| Lawrence County | $844 | $1,095 | $1,516 | $1,682 | +7.0% |
| Lebanon County | $1,071 | $1,353 | $1,742 | $1,894 | -4.1% |
| Lehigh County | $1,519 | $1,839 | $2,306 | $2,482 | +12.5% |
| Luzerne County | $1,106 | $1,363 | $1,786 | $1,962 | +8.9% |
| Lycoming County | $1,005 | $1,217 | $1,623 | $1,792 | +1.8% |
| McKean County | $891 | $1,014 | $1,232 | $1,521 | +4.2% |
| Mercer County | $810 | $1,028 | $1,423 | $1,615 | +3.2% |
| Mifflin County | $826 | $1,014 | $1,328 | $1,333 | +4.2% |
| Monroe County | $1,266 | $1,550 | $2,115 | $2,591 | +1.4% |
| Montgomery County | $1,558 | $1,860 | $2,216 | $2,445 | +2.8% |
| Montour County | $1,098 | $1,436 | $1,988 | $1,991 | +4.7% |
| Northampton County | $1,519 | $1,839 | $2,306 | $2,482 | +12.5% |
| Northumberland County | $899 | $1,014 | $1,320 | $1,408 | +4.2% |
| Perry County | $1,285 | $1,598 | $2,055 | $2,100 | +7.0% |
| Philadelphia County | $1,558 | $1,860 | $2,216 | $2,445 | +2.8% |
| Pike County | $1,266 | $1,521 | $2,106 | $2,542 | +1.7% |
| Potter County | $775 | $1,014 | $1,293 | $1,376 | +4.2% |
| Schuylkill County | $816 | $1,068 | $1,392 | $1,443 | +3.7% |
| Snyder County | $865 | $1,084 | $1,372 | $1,551 | +2.4% |
| Somerset County | $848 | $1,014 | $1,343 | $1,559 | +4.2% |
| Sullivan County | $793 | $1,014 | $1,362 | $1,665 | +4.2% |
| Susquehanna County | $820 | $1,060 | $1,386 | $1,451 | +1.4% |
| Tioga County | $812 | $1,045 | $1,323 | $1,379 | -0.6% |
| Union County | $944 | $1,028 | $1,423 | $1,718 | +2.7% |
| Venango County | $775 | $1,014 | $1,276 | $1,429 | +4.2% |
| Warren County | $844 | $1,014 | $1,349 | $1,446 | +4.2% |
| Washington County | $1,146 | $1,389 | $1,773 | $1,925 | +6.9% |
| Wayne County | $1,008 | $1,184 | $1,509 | $1,979 | +4.6% |
| Westmoreland County | $1,146 | $1,389 | $1,773 | $1,925 | +6.9% |
| Wyoming County | $1,106 | $1,363 | $1,786 | $1,962 | +8.9% |
| York County | $1,042 | $1,327 | $1,757 | $1,846 | -0.6% |
Where the Limit Moved Most From FY2026 to FY2027
Biggest increases (2-bedroom):
| County | FY2026 | FY2027 | Change |
|---|---|---|---|
| Carbon County | $1,634 | $1,839 | +12.5% |
| Lehigh County | $1,634 | $1,839 | +12.5% |
| Northampton County | $1,634 | $1,839 | +12.5% |
| Centre County | $1,406 | $1,537 | +9.3% |
| Lackawanna County | $1,252 | $1,363 | +8.9% |
Biggest cuts (2-bedroom):
| County | FY2026 | FY2027 | Change |
|---|---|---|---|
| Erie County | $1,212 | $1,091 | -10.0% |
| Berks County | $1,575 | $1,418 | -10.0% |
| Lebanon County | $1,411 | $1,353 | -4.1% |
| Franklin County | $1,379 | $1,325 | -3.9% |
| Cambria County | $1,035 | $1,014 | -2.0% |
Two rules soften these swings: HUD will not let an FMR fall more than 10% in a year, and a housing authority can hold its payment standard anywhere up to 110% of the new figure. A cut shows up first in new leases and rent-increase requests, not in a lease already signed.
Where a Voucher Beats the Market in Pennsylvania
Comparing HUD's 2-bedroom limit to Zillow's observed rent in the same ZIP code shows where a voucher actually stretches. In Pennsylvania, Harrisburg-Carlisle is the friendliest metro: the median ZIP's limit is +2.7% against market rent and 52% of its ZIPs have a limit above the going rent. Allentown-Bethlehem-Easton is the hardest at -12.9%. "Median premium" is the typical ZIP's rent limit minus market rent, as a percent of market rent.
| Metro | ZIPs with data | Median premium | ZIPs above market |
|---|---|---|---|
| Harrisburg-Carlisle, PA | 21 | +2.7% | 52% |
| Philadelphia-Camden-Wilmington, PA-NJ-DE-MD | 135 | +2.4% | 57% |
| Pittsburgh, PA | 91 | -0.7% | 48% |
| Scranton--Wilkes-Barre, PA | 19 | -1.5% | 32% |
| Lancaster, PA | 15 | -2.4% | 47% |
| York-Hanover, PA | 16 | -8.1% | 31% |
| Allentown-Bethlehem-Easton, PA-NJ | 27 | -12.9% | 22% |
Landlords in the positive-premium metros are leaving money on the table by turning away vouchers; the authority's rent reasonableness check still applies, so you will be approved at market, not above it. The national ranking is in our voucher-vs-market analysis.
The Largest Housing Authorities in Pennsylvania
The largest voucher programs in Pennsylvania, by vouchers administered. Each publishes its own payment standard table, usually a one-page PDF under its Housing Choice Voucher section:
- Philadelphia Housing Authority (Philadelphia), about 25,000 vouchers, (215) 684-4000, pha.phila.gov (waitlist reported closed, details)
- Housing Authority of the City of Pittsburgh (Pittsburgh), about 7,500 vouchers, (412) 456-5012
- Allegheny County Housing Authority (Mc Kees Rocks), about 6,600 vouchers, (412) 355-8940
- Bucks County Housing Authority (Doylestown), about 3,700 vouchers, (215) 348-9469
- Lehigh County Housing Authority (Emmaus), about 3,400 vouchers, (610) 965-4514
- Montgomery County Housing Authority (Norristown), about 3,200 vouchers, (610) 275-5720
- Housing Authority County of Delaware (Woodlyn), about 3,000 vouchers, (610) 876-2521
- Housing Authority of the County of Chester (West Chester), about 2,400 vouchers, (610) 436-9200
Can a Landlord Refuse a Voucher in Pennsylvania?
Yes, in most of the state. Pennsylvania has no statewide source-of-income protection, so a landlord can decline a voucher unless a local ordinance says otherwise. Local ordinances that do cover vouchers: Philadelphia. Refusal based on race, disability, familial status, or another federally protected trait is still illegal.
Frequently Asked Questions
How much does Section 8 pay in Pennsylvania? It depends on the county. HUD's FY2027 2-bedroom Fair Market Rent runs from $1,014 in Bedford County to $1,860 in Philadelphia County, with a median county of $1,136. Your housing authority's payment standard is 90% to 110% of the figure for your county, and the voucher pays that standard minus about 30% of your adjusted income.
Which Pennsylvania county has the highest Section 8 rent limit? Philadelphia County, at $1,860 for a 2-bedroom ($2,216 for a 3-bedroom) in FY2027. The lowest is Bedford County at $1,014.
Did Section 8 rent limits go up in Pennsylvania for FY2027? Mostly yes: the 2-bedroom figure rose in 58 counties, fell in 9, and held in 0. The biggest increase was Carbon County (+12.5%). The biggest cut was Erie County (-10.0%).
Can a landlord refuse Section 8 in Pennsylvania? Yes, in most of the state. Pennsylvania has no statewide source-of-income protection, so a landlord can decline a voucher unless a local ordinance says otherwise. Local ordinances that do cover vouchers: Philadelphia. Refusal based on race, disability, familial status, or another federally protected trait is still illegal.
Where is my housing authority's actual payment standard? On the authority's website, usually a one-page PDF updated each fall, or by calling its Housing Choice Voucher office. The largest Pennsylvania authorities are listed above with phone numbers.
See also our Pennsylvania Section 8 overview; ZIP-level payment standards for Philadelphia; metro guides for Pittsburgh, Allentown, Harrisburg, Scranton; the national 2-bedroom table for the 40 largest metros; HUD's FY2027 FMR dataset.
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Holding a voucher in Pennsylvania? Browse voucher-friendly listings by ZIP code and bedroom size.
Pennsylvania landlord? List your property free. The table above is what a voucher tenant's authority can pay.
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