Section 8 Rent Limits in FY2027: Down in 134 Metro Areas, Up in 252
HUD's FY2027 Fair Market Rents took effect on October 1, 2026. We compared the two-bedroom figure in all 387 metro areas against FY2026. 697,679 voucher households, 28% of the metro total, live where the limit went down.
Metro areas measured
387
HUD FMR areas
Limit fell
134
35% of metros
Limit rose
252
65% of metros
Median change
+1.8%
two-bedroom
What changed
Every year HUD republishes Fair Market Rent for each metro area and non-metro county, and the new figures take effect on October 1. Housing authorities build their Section 8 payment standards from them, normally between 90% and 110% of the FMR, so a change here eventually moves the most a voucher will cover.
FY2027 is not a uniform increase. The two-bedroom FMR rose in 252 metro areas and fell in 134, and is unchanged in 1. The median metro moves +1.8%. Because the declines are concentrated in large, expensive metros, they cover more voucher households than their count suggests: 697,679 of 2,477,038 vouchers in these metros, 28%, are in an area where the limit dropped.
9 metro areas hit HUD's floor of 10%: Charlottesville, VA; Erie, PA; Flagstaff, AZ; Lake Havasu City, AZ; Oxnard, CA; Reading, PA; Rochester, NY; Salinas, CA; Yuma, AZ. No Fair Market Rent may fall by more than 10% in one year (FY2027 methodology, Section X), so the measured rents in those areas fell further than the published figure shows.
Where the limit fell most
Two-bedroom Fair Market Rent, FY2026 to FY2027, steepest decline first.
| Metro area | Before | After | Change | Vouchers |
|---|---|---|---|---|
| Charlottesville, VA | $1,824 | $1,642 | −$182 (−10.0%) | 1,217 |
| Erie, PA | $1,212 | $1,091 | −$121 (−10.0%) | 2,416 |
| Flagstaff, AZ | $1,921 | $1,729 | −$192 (−10.0%) | 553 |
| Lake Havasu City, AZ | $1,365 | $1,229 | −$136 (−10.0%) | 561 |
| Oxnard, CA | $2,693 | $2,424 | −$269 (−10.0%) | 7,394 |
| Reading, PA | $1,575 | $1,418 | −$157 (−10.0%) | 1,356 |
| Rochester, NY | $1,573 | $1,416 | −$157 (−10.0%) | 11,520 |
| Salinas, CA | $2,684 | $2,416 | −$268 (−10.0%) | 4,852 |
| Yuma, AZ | $1,382 | $1,244 | −$138 (−10.0%) | 1,862 |
| Pinehurst, NC | $1,358 | $1,223 | −$135 (−9.9%) | 631 |
| Lexington Park, MD | $2,083 | $1,890 | −$193 (−9.3%) | 2,084 |
| Bismarck, ND | $1,175 | $1,067 | −$108 (−9.2%) | 1,947 |
| Eugene, OR | $1,688 | $1,546 | −$142 (−8.4%) | 3,490 |
| Sierra Vista, AZ | $1,257 | $1,153 | −$104 (−8.3%) | 796 |
| Ames, IA | $1,153 | $1,061 | −$92 (−8.0%) | — |
Where the limit rose most
| Metro area | Before | After | Change | Vouchers |
|---|---|---|---|---|
| Hattiesburg, MS | $1,047 | $1,316 | +$269 (+25.7%) | — |
| Joplin, MO | $947 | $1,153 | +$206 (+21.8%) | 1,283 |
| Fayetteville, NC | $1,251 | $1,476 | +$225 (+18.0%) | 2,109 |
| Port St. Lucie, FL | $1,757 | $2,069 | +$312 (+17.8%) | 975 |
| Roanoke, VA | $1,254 | $1,464 | +$210 (+16.7%) | 2,579 |
| Peoria, IL | $1,039 | $1,212 | +$173 (+16.7%) | 2,690 |
| Stockton, CA | $1,742 | $2,015 | +$273 (+15.7%) | 5,380 |
| La Crosse, WI | $1,166 | $1,343 | +$177 (+15.2%) | 199 |
| Trenton, NJ | $1,950 | $2,242 | +$292 (+15.0%) | 25,391 |
| Kansas City, MO | $1,358 | $1,546 | +$188 (+13.8%) | 16,277 |
| Montgomery, AL | $1,016 | $1,150 | +$134 (+13.2%) | 3,232 |
| Chicago, IL | $1,781 | $2,011 | +$230 (+12.9%) | 89,565 |
| Greenville, SC | $1,339 | $1,507 | +$168 (+12.5%) | 5,863 |
| Allentown, PA | $1,634 | $1,839 | +$205 (+12.5%) | 8,573 |
| Jacksonville, NC | $1,173 | $1,319 | +$146 (+12.4%) | 837 |
The 20 largest voucher markets
Ranked by the number of Housing Choice Vouchers in the metro, so these changes reach the most households.
| Metro area | Before | After | Change | Vouchers |
|---|---|---|---|---|
| New York, NY | $2,910 | $2,971 | +$61 (+2.1%) | 292,183 |
| Los Angeles, CA | $2,903 | $2,964 | +$61 (+2.1%) | 127,072 |
| Chicago, IL | $1,781 | $2,011 | +$230 (+12.9%) | 89,565 |
| Boston, MA | $2,941 | $3,008 | +$67 (+2.3%) | 79,898 |
| San Francisco, CA | $3,604 | $3,697 | +$93 (+2.6%) | 61,562 |
| Miami, FL | $2,436 | $2,564 | +$128 (+5.3%) | 56,030 |
| Atlanta, GA | $1,820 | $1,762 | −$58 (−3.2%) | 53,637 |
| Dallas, TX | $1,931 | $1,807 | −$124 (−6.4%) | 50,369 |
| Philadelphia, PA | $1,810 | $1,860 | +$50 (+2.8%) | 49,107 |
| Washington, DC | $2,246 | $2,438 | +$192 (+8.5%) | 48,835 |
| Seattle, WA | $2,501 | $2,549 | +$48 (+1.9%) | 41,130 |
| Baltimore, MD | $1,857 | $2,006 | +$149 (+8.0%) | 35,334 |
| Lansing, MI | $1,268 | $1,323 | +$55 (+4.3%) | 34,928 |
| San Diego, CA | $3,001 | $2,823 | −$178 (−5.9%) | 32,503 |
| Houston, TX | $1,573 | $1,497 | −$76 (−4.8%) | 30,688 |
| New Orleans, LA | $1,331 | $1,480 | +$149 (+11.2%) | 26,223 |
| Trenton, NJ | $1,950 | $2,242 | +$292 (+15.0%) | 25,391 |
| Denver, CO | $2,089 | $2,169 | +$80 (+3.8%) | 24,963 |
| Minneapolis, MN | $1,709 | $1,734 | +$25 (+1.5%) | 24,382 |
| Tampa, FL | $1,977 | $1,917 | −$60 (−3.0%) | 23,782 |
What it means if you have a voucher
A lower FMR does not cut your subsidy on October 1. The FMR is not the payment standard. Each housing authority sets its own, and it has up to three months after the effective date to publish a revised schedule when the new FMR pushes the old one outside the 90–110% band (24 CFR 982.503). Until it does, the standards already in force still apply.
If you stay in your unit, you are protected for at least two years. When a payment standard goes down, the authority may keep your existing one for as long as you live there. If it does reduce yours, the reduction cannot begin sooner than two years after the decrease took effect, and only after it sends you the required notice (24 CFR 982.505(c)(3)). The people who feel a cut first are those searching with a new voucher, and those who move.
If the limit went up, the higher standard has to be applied to your subsidy no later than the earliest of: a rent increase that would raise your share, your next regular or interim reexamination, or one year after the increase took effect (24 CFR 982.505(c)(4)).
Landlords: a higher FMR does not raise a contract rent by itself. You still request the increase from the housing authority, and the new rent has to pass its rent reasonableness test against comparable unassisted units.
Every metro area, ranked
All 387 HUD metro Fair Market Rent areas, steepest decline first. Each links to that metro's payment standards, housing authorities and waiting list status.
| Metro area | Before | After | Change | Vouchers |
|---|---|---|---|---|
| Charlottesville, VA | $1,824 | $1,642 | −$182 (−10.0%) | 1,217 |
| Erie, PA | $1,212 | $1,091 | −$121 (−10.0%) | 2,416 |
| Flagstaff, AZ | $1,921 | $1,729 | −$192 (−10.0%) | 553 |
| Lake Havasu City, AZ | $1,365 | $1,229 | −$136 (−10.0%) | 561 |
| Oxnard, CA | $2,693 | $2,424 | −$269 (−10.0%) | 7,394 |
| Reading, PA | $1,575 | $1,418 | −$157 (−10.0%) | 1,356 |
| Rochester, NY | $1,573 | $1,416 | −$157 (−10.0%) | 11,520 |
| Salinas, CA | $2,684 | $2,416 | −$268 (−10.0%) | 4,852 |
| Yuma, AZ | $1,382 | $1,244 | −$138 (−10.0%) | 1,862 |
| Pinehurst, NC | $1,358 | $1,223 | −$135 (−9.9%) | 631 |
| Lexington Park, MD | $2,083 | $1,890 | −$193 (−9.3%) | 2,084 |
| Bismarck, ND | $1,175 | $1,067 | −$108 (−9.2%) | 1,947 |
| Eugene, OR | $1,688 | $1,546 | −$142 (−8.4%) | 3,490 |
| Sierra Vista, AZ | $1,257 | $1,153 | −$104 (−8.3%) | 796 |
| Ames, IA | $1,153 | $1,061 | −$92 (−8.0%) | — |
| Killeen, TX | $1,233 | $1,138 | −$95 (−7.7%) | 3,750 |
| Davenport, IA | $1,143 | $1,056 | −$87 (−7.6%) | 2,509 |
| Madison, WI | $1,694 | $1,565 | −$129 (−7.6%) | 7,189 |
| Salt Lake City, UT | $1,747 | $1,615 | −$132 (−7.6%) | 7,585 |
| Fairbanks, AK | $1,676 | $1,553 | −$123 (−7.3%) | — |
| Columbia, MO | $1,160 | $1,076 | −$84 (−7.2%) | 2,494 |
| Chico, CA | $1,625 | $1,509 | −$116 (−7.1%) | 2,284 |
| Boise City, ID | $1,655 | $1,540 | −$115 (−6.9%) | 7,325 |
| Grand Forks, ND | $1,089 | $1,014 | −$75 (−6.9%) | 2,717 |
| Fayetteville, AR | $1,347 | $1,256 | −$91 (−6.8%) | 1,421 |
| Colorado Springs, CO | $1,735 | $1,621 | −$114 (−6.6%) | 2,563 |
| Provo, UT | $1,460 | $1,363 | −$97 (−6.6%) | 2,069 |
| Cape Coral, FL | $1,961 | $1,835 | −$126 (−6.4%) | 3,368 |
| Dallas, TX | $1,931 | $1,807 | −$124 (−6.4%) | 50,369 |
| Anchorage, AK | $1,631 | $1,529 | −$102 (−6.3%) | 4,997 |
| San Jose, CA | $3,483 | $3,272 | −$211 (−6.1%) | 19,397 |
| Carson City, NV | $1,546 | $1,453 | −$93 (−6.0%) | 1,698 |
| Lynchburg, VA | $1,187 | $1,117 | −$70 (−5.9%) | 1,224 |
| San Diego, CA | $3,001 | $2,823 | −$178 (−5.9%) | 32,503 |
| Shreveport, LA | $1,111 | $1,045 | −$66 (−5.9%) | 5,424 |
| Phoenix, AZ | $1,839 | $1,734 | −$105 (−5.7%) | 16,566 |
| Milwaukee, WI | $1,338 | $1,263 | −$75 (−5.6%) | 11,769 |
| Albuquerque, NM | $1,464 | $1,384 | −$80 (−5.5%) | 7,140 |
| Prescott Valley, AZ | $1,637 | $1,550 | −$87 (−5.3%) | — |
| Wichita, KS | $1,099 | $1,043 | −$56 (−5.1%) | 3,564 |
| Staunton, VA | $1,261 | $1,199 | −$62 (−4.9%) | 739 |
| Houston, TX | $1,573 | $1,497 | −$76 (−4.8%) | 30,688 |
| Baton Rouge, LA | $1,204 | $1,149 | −$55 (−4.6%) | 7,262 |
| Odessa, TX | $1,595 | $1,522 | −$73 (−4.6%) | 1,355 |
| Tyler, TX | $1,338 | $1,277 | −$61 (−4.6%) | 1,022 |
| Bridgeport, CT | $2,511 | $2,399 | −$112 (−4.5%) | — |
| Riverside, CA | $2,201 | $2,103 | −$98 (−4.5%) | 22,201 |
| Greensboro, NC | $1,330 | $1,271 | −$59 (−4.4%) | 8,241 |
| Harrisonburg, VA | $1,322 | $1,264 | −$58 (−4.4%) | 979 |
| Yakima, WA | $1,374 | $1,313 | −$61 (−4.4%) | 1,312 |
| Boulder, CO | $2,124 | $2,033 | −$91 (−4.3%) | 2,830 |
| Winchester, VA | $1,573 | $1,505 | −$68 (−4.3%) | — |
| Lebanon, PA | $1,411 | $1,353 | −$58 (−4.1%) | 782 |
| McAllen, TX | $1,060 | $1,017 | −$43 (−4.1%) | 6,836 |
| Chambersburg, PA | $1,379 | $1,325 | −$54 (−3.9%) | 391 |
| Columbia, SC | $1,276 | $1,226 | −$50 (−3.9%) | 6,940 |
| Sebastian, FL | $1,604 | $1,542 | −$62 (−3.9%) | 410 |
| El Paso, TX | $1,191 | $1,146 | −$45 (−3.8%) | 6,985 |
| Urban Honolulu, HI | $2,642 | $2,542 | −$100 (−3.8%) | 9,583 |
| Longview, WA | $1,451 | $1,398 | −$53 (−3.7%) | 1,912 |
| Chattanooga, TN | $1,390 | $1,340 | −$50 (−3.6%) | 4,150 |
| Athens, GA | $1,331 | $1,285 | −$46 (−3.5%) | — |
| Raleigh, NC | $1,750 | $1,689 | −$61 (−3.5%) | 6,527 |
| Canton, OH | $1,086 | $1,049 | −$37 (−3.4%) | 1,881 |
| Casper, WY | $1,082 | $1,045 | −$37 (−3.4%) | 645 |
| Kennewick, WA | $1,538 | $1,487 | −$51 (−3.3%) | 1,516 |
| Atlanta, GA | $1,820 | $1,762 | −$58 (−3.2%) | 53,637 |
| Bremerton, WA | $2,031 | $1,967 | −$64 (−3.2%) | 2,592 |
| College Station, TX | $1,186 | $1,151 | −$35 (−3.0%) | 2,042 |
| Mount Vernon, WA | $1,720 | $1,668 | −$52 (−3.0%) | 730 |
| Tampa, FL | $1,977 | $1,917 | −$60 (−3.0%) | 23,782 |
| Akron, OH | $1,268 | $1,231 | −$37 (−2.9%) | 7,387 |
| Clarksville, TN | $1,346 | $1,307 | −$39 (−2.9%) | 1,061 |
| Enid, OK | $1,027 | $997 | −$30 (−2.9%) | — |
| Las Vegas, NV | $1,735 | $1,686 | −$49 (−2.8%) | 12,743 |
| Lawton, OK | $1,001 | $974 | −$27 (−2.7%) | 129 |
| Niles, MI | $1,184 | $1,152 | −$32 (−2.7%) | 280 |
| Virginia Beach, VA | $1,713 | $1,667 | −$46 (−2.7%) | 20,222 |
| Coeur d'Alene, ID | $1,547 | $1,507 | −$40 (−2.6%) | — |
| Homosassa Springs, FL | $1,225 | $1,194 | −$31 (−2.5%) | 333 |
| Ithaca, NY | $1,753 | $1,709 | −$44 (−2.5%) | 1,152 |
| Idaho Falls, ID | $1,305 | $1,274 | −$31 (−2.4%) | — |
| Sacramento, CA | $2,255 | $2,201 | −$54 (−2.4%) | 17,397 |
| Spokane, WA | $1,531 | $1,494 | −$37 (−2.4%) | 6,029 |
| Waterbury, CT | $1,788 | $1,745 | −$43 (−2.4%) | — |
| Albany, GA | $1,129 | $1,103 | −$26 (−2.3%) | 108 |
| Grants Pass, OR | $1,363 | $1,331 | −$32 (−2.3%) | 909 |
| Little Rock, AR | $1,147 | $1,121 | −$26 (−2.3%) | 8,623 |
| Portland, OR | $1,922 | $1,878 | −$44 (−2.3%) | 23,671 |
| Wenatchee, WA | $1,500 | $1,467 | −$33 (−2.2%) | 703 |
| Bozeman, MT | $2,154 | $2,109 | −$45 (−2.1%) | — |
| Dayton, OH | $1,273 | $1,248 | −$25 (−2.0%) | 7,362 |
| Duluth, MN | $1,232 | $1,207 | −$25 (−2.0%) | 3,110 |
| Johnstown, PA | $1,035 | $1,014 | −$21 (−2.0%) | — |
| Austin, TX | $1,852 | $1,817 | −$35 (−1.9%) | 10,572 |
| Panama City, FL | $1,682 | $1,651 | −$31 (−1.8%) | 1,175 |
| Reno, NV | $1,870 | $1,837 | −$33 (−1.8%) | 3,311 |
| Monroe, MI | $1,326 | $1,304 | −$22 (−1.7%) | — |
| Cedar Rapids, IA | $1,071 | $1,054 | −$17 (−1.6%) | 1,316 |
| Deltona, FL | $1,700 | $1,673 | −$27 (−1.6%) | 4,337 |
| Visalia, CA | $1,474 | $1,450 | −$24 (−1.6%) | 3,123 |
| Gainesville, FL | $1,493 | $1,471 | −$22 (−1.5%) | 3,465 |
| Gettysburg, PA | $1,374 | $1,354 | −$20 (−1.5%) | 642 |
| Ogden, UT | $1,614 | $1,591 | −$23 (−1.4%) | 2,724 |
| Bloomington, IL | $1,302 | $1,287 | −$15 (−1.2%) | 783 |
| South Bend, IN | $1,292 | $1,276 | −$16 (−1.2%) | 2,843 |
| El Centro, CA | $1,362 | $1,347 | −$15 (−1.1%) | 2,104 |
| Valdosta, GA | $1,192 | $1,179 | −$13 (−1.1%) | — |
| Victoria, TX | $1,442 | $1,428 | −$14 (−1.0%) | 359 |
| Monroe, LA | $1,026 | $1,017 | −$9 (−0.9%) | 2,928 |
| Sebring, FL | $1,271 | $1,259 | −$12 (−0.9%) | — |
| Fargo, ND | $1,112 | $1,104 | −$8 (−0.7%) | 3,517 |
| Hinesville, GA | $1,406 | $1,396 | −$10 (−0.7%) | — |
| Olympia, WA | $1,960 | $1,946 | −$14 (−0.7%) | 2,345 |
| Orlando, FL | $1,972 | $1,959 | −$13 (−0.7%) | 7,544 |
| Redding, CA | $1,590 | $1,581 | −$9 (−0.6%) | 2,802 |
| Santa Maria, CA | $3,124 | $3,106 | −$18 (−0.6%) | 7,247 |
| Worcester, MA | $2,056 | $2,043 | −$13 (−0.6%) | 5,880 |
| York, PA | $1,335 | $1,327 | −$8 (−0.6%) | 1,722 |
| Brownsville, TX | $1,047 | $1,042 | −$5 (−0.5%) | 5,443 |
| Pueblo, CO | $1,269 | $1,263 | −$6 (−0.5%) | 1,720 |
| Cleveland, OH | $1,279 | $1,274 | −$5 (−0.4%) | 23,345 |
| Grand Island, NE | $1,215 | $1,210 | −$5 (−0.4%) | 505 |
| Houma, LA | $1,102 | $1,098 | −$4 (−0.4%) | 1,185 |
| Kalamazoo, MI | $1,162 | $1,158 | −$4 (−0.3%) | — |
| Laredo, TX | $1,161 | $1,157 | −$4 (−0.3%) | 1,738 |
| Rockford, IL | $1,175 | $1,172 | −$3 (−0.3%) | 3,648 |
| Santa Rosa, CA | $2,827 | $2,819 | −$8 (−0.3%) | 5,202 |
| Tuscaloosa, AL | $1,169 | $1,165 | −$4 (−0.3%) | 2,526 |
| Wildwood, FL | $1,328 | $1,324 | −$4 (−0.3%) | — |
| Hammond, LA | $1,099 | $1,097 | −$2 (−0.2%) | 1,039 |
| Richmond, VA | $1,655 | $1,651 | −$4 (−0.2%) | 16,169 |
| Glens Falls, NY | $1,348 | $1,347 | −$1 (−0.1%) | 1,189 |
| Savannah, GA | $1,680 | $1,679 | −$1 (−0.1%) | 3,438 |
| Burlington, NC | $1,348 | $1,348 | $0 (0.0%) | 1,005 |
| Alexandria, LA | $994 | $995 | +$1 (+0.1%) | 2,380 |
| Amarillo, TX | $1,106 | $1,107 | +$1 (+0.1%) | 3,922 |
| Jackson, MS | $1,288 | $1,289 | +$1 (+0.1%) | 6,933 |
| Twin Falls, ID | $1,284 | $1,285 | +$1 (+0.1%) | — |
| Macon, GA | $1,307 | $1,309 | +$2 (+0.2%) | 3,689 |
| Tucson, AZ | $1,402 | $1,405 | +$3 (+0.2%) | 6,016 |
| Knoxville, TN | $1,471 | $1,475 | +$4 (+0.3%) | 6,106 |
| Louisville/Jefferson County, KY | $1,272 | $1,276 | +$4 (+0.3%) | 14,125 |
| Florence, SC | $1,117 | $1,121 | +$4 (+0.4%) | 1,438 |
| Helena, MT | $1,748 | $1,755 | +$7 (+0.4%) | 4,870 |
| Albany, NY | $1,702 | $1,711 | +$9 (+0.5%) | 12,537 |
| Dalton, GA | $1,121 | $1,127 | +$6 (+0.5%) | — |
| Medford, OR | $1,530 | $1,539 | +$9 (+0.6%) | 2,488 |
| Walla Walla, WA | $1,550 | $1,561 | +$11 (+0.7%) | 1,093 |
| Midland, TX | $1,780 | $1,794 | +$14 (+0.8%) | 503 |
| San Angelo, TX | $1,339 | $1,350 | +$11 (+0.8%) | 1,089 |
| Spartanburg, SC | $1,187 | $1,196 | +$9 (+0.8%) | 2,933 |
| Traverse City, MI | $1,224 | $1,234 | +$10 (+0.8%) | 327 |
| Wichita Falls, TX | $1,136 | $1,145 | +$9 (+0.8%) | 1,028 |
| Merced, CA | $1,503 | $1,517 | +$14 (+0.9%) | 2,891 |
| Santa Cruz, CA | $4,214 | $4,254 | +$40 (+0.9%) | 5,674 |
| Midland, MI | $1,193 | $1,205 | +$12 (+1.0%) | — |
| Rome, GA | $1,192 | $1,204 | +$12 (+1.0%) | 1,044 |
| Tulsa, OK | $1,217 | $1,229 | +$12 (+1.0%) | 7,560 |
| Altoona, PA | $1,138 | $1,151 | +$13 (+1.1%) | 1,500 |
| Billings, MT | $1,417 | $1,432 | +$15 (+1.1%) | 803 |
| Lewiston, ID | $1,220 | $1,234 | +$14 (+1.1%) | 224 |
| Rochester, MN | $1,407 | $1,422 | +$15 (+1.1%) | 1,249 |
| San Antonio, TX | $1,426 | $1,441 | +$15 (+1.1%) | 18,010 |
| Burlington, VT | $2,140 | $2,165 | +$25 (+1.2%) | 3,044 |
| Charleston, WV | $1,036 | $1,048 | +$12 (+1.2%) | 3,714 |
| Kahului, HI | $2,624 | $2,656 | +$32 (+1.2%) | 1,563 |
| Lake Charles, LA | $1,217 | $1,231 | +$14 (+1.2%) | 3,391 |
| Evansville, IN | $1,113 | $1,127 | +$14 (+1.3%) | 3,085 |
| Fresno, CA | $1,664 | $1,685 | +$21 (+1.3%) | 14,181 |
| Goldsboro, NC | $1,244 | $1,261 | +$17 (+1.4%) | 298 |
| Minot, ND | $1,000 | $1,014 | +$14 (+1.4%) | 1,203 |
| Amherst Town, MA | $2,004 | $2,034 | +$30 (+1.5%) | 1,409 |
| Minneapolis, MN | $1,709 | $1,734 | +$25 (+1.5%) | 24,382 |
| Ocala, FL | $1,373 | $1,394 | +$21 (+1.5%) | 1,470 |
| Texarkana, TX | $1,101 | $1,118 | +$17 (+1.5%) | 4,186 |
| Appleton, WI | $1,236 | $1,256 | +$20 (+1.6%) | 804 |
| Fort Collins, CO | $1,732 | $1,759 | +$27 (+1.6%) | 2,389 |
| Morristown, TN | $1,135 | $1,153 | +$18 (+1.6%) | 463 |
| Oklahoma City, OK | $1,244 | $1,264 | +$20 (+1.6%) | 17,845 |
| Springfield, MO | $1,095 | $1,113 | +$18 (+1.6%) | 1,989 |
| Asheville, NC | $1,835 | $1,866 | +$31 (+1.7%) | 4,284 |
| Atlantic City, NJ | $1,867 | $1,899 | +$32 (+1.7%) | 1,818 |
| Dothan, AL | $950 | $966 | +$16 (+1.7%) | 1,663 |
| Kankakee, IL | $1,326 | $1,349 | +$23 (+1.7%) | 871 |
| Slidell, LA | $1,331 | $1,354 | +$23 (+1.7%) | 782 |
| Albany, OR | $1,695 | $1,726 | +$31 (+1.8%) | 2,808 |
| Corvallis, OR | $1,824 | $1,857 | +$33 (+1.8%) | — |
| Hagerstown, MD | $1,261 | $1,284 | +$23 (+1.8%) | 2,061 |
| Hot Springs, AR | $1,090 | $1,110 | +$20 (+1.8%) | 1,124 |
| Lancaster, PA | $1,526 | $1,553 | +$27 (+1.8%) | 2,130 |
| Napa, CA | $3,315 | $3,375 | +$60 (+1.8%) | 1,470 |
| San Luis Obispo, CA | $2,671 | $2,720 | +$49 (+1.8%) | 2,766 |
| Wheeling, WV | $991 | $1,009 | +$18 (+1.8%) | 852 |
| Williamsport, PA | $1,195 | $1,217 | +$22 (+1.8%) | 685 |
| Gainesville, GA | $1,514 | $1,543 | +$29 (+1.9%) | — |
| Great Falls, MT | $1,284 | $1,308 | +$24 (+1.9%) | 265 |
| Logan, UT | $1,241 | $1,265 | +$24 (+1.9%) | 612 |
| Norwich, CT | $1,866 | $1,902 | +$36 (+1.9%) | — |
| Seattle, WA | $2,501 | $2,549 | +$48 (+1.9%) | 41,130 |
| Vineland, NJ | $1,673 | $1,704 | +$31 (+1.9%) | 1,561 |
| Cape Girardeau, MO | $992 | $1,012 | +$20 (+2.0%) | — |
| Durham, NC | $1,711 | $1,745 | +$34 (+2.0%) | 4,436 |
| Los Angeles, CA | $2,903 | $2,964 | +$61 (+2.1%) | 127,072 |
| Memphis, TN | $1,274 | $1,301 | +$27 (+2.1%) | 9,996 |
| Missoula, MT | $1,655 | $1,690 | +$35 (+2.1%) | 1,121 |
| New York, NY | $2,910 | $2,971 | +$61 (+2.1%) | 292,183 |
| Rocky Mount, NC | $1,143 | $1,167 | +$24 (+2.1%) | 912 |
| Saginaw, MI | $1,117 | $1,141 | +$24 (+2.1%) | 1,266 |
| Jacksonville, FL | $1,658 | $1,694 | +$36 (+2.2%) | 8,718 |
| St. Cloud, MN | $1,206 | $1,233 | +$27 (+2.2%) | 1,313 |
| St. Joseph, MO | $1,077 | $1,101 | +$24 (+2.2%) | 1,030 |
| Boston, MA | $2,941 | $3,008 | +$67 (+2.3%) | 79,898 |
| Bay City, MI | $1,030 | $1,055 | +$25 (+2.4%) | — |
| Huntsville, AL | $1,310 | $1,341 | +$31 (+2.4%) | 2,074 |
| Lafayette, IN | $1,242 | $1,273 | +$31 (+2.5%) | 1,409 |
| Naples, FL | $1,986 | $2,036 | +$50 (+2.5%) | 522 |
| Owensboro, KY | $1,110 | $1,138 | +$28 (+2.5%) | 874 |
| Paducah, KY | $969 | $993 | +$24 (+2.5%) | 601 |
| Warner Robins, GA | $1,362 | $1,396 | +$34 (+2.5%) | — |
| Decatur, IL | $1,063 | $1,091 | +$28 (+2.6%) | 1,249 |
| Grand Junction, CO | $1,249 | $1,282 | +$33 (+2.6%) | 1,214 |
| Modesto, CA | $1,758 | $1,803 | +$45 (+2.6%) | 5,094 |
| San Francisco, CA | $3,604 | $3,697 | +$93 (+2.6%) | 61,562 |
| Abilene, TX | $1,276 | $1,310 | +$34 (+2.7%) | 1,975 |
| Barnstable Town, MA | $2,422 | $2,488 | +$66 (+2.7%) | 1,759 |
| Janesville, WI | $1,246 | $1,280 | +$34 (+2.7%) | 1,245 |
| Myrtle Beach, SC | $1,465 | $1,504 | +$39 (+2.7%) | 1,434 |
| Kenosha, WI | $1,402 | $1,441 | +$39 (+2.8%) | 1,252 |
| Longview, TX | $1,199 | $1,232 | +$33 (+2.8%) | 2,181 |
| Philadelphia, PA | $1,810 | $1,860 | +$50 (+2.8%) | 49,107 |
| Springfield, IL | $1,203 | $1,237 | +$34 (+2.8%) | 3,490 |
| Wilmington, NC | $1,659 | $1,705 | +$46 (+2.8%) | 2,793 |
| Elizabethtown, KY | $1,056 | $1,087 | +$31 (+2.9%) | — |
| Farmington, NM | $1,085 | $1,116 | +$31 (+2.9%) | 387 |
| Hanford, CA | $1,469 | $1,512 | +$43 (+2.9%) | 727 |
| Cleveland, TN | $1,233 | $1,270 | +$37 (+3.0%) | 229 |
| Las Cruces, NM | $1,042 | $1,073 | +$31 (+3.0%) | 1,676 |
| Santa Fe, NM | $1,685 | $1,735 | +$50 (+3.0%) | 1,484 |
| Jackson, MI | $1,165 | $1,201 | +$36 (+3.1%) | 503 |
| Youngstown, OH | $973 | $1,003 | +$30 (+3.1%) | 3,553 |
| Des Moines, IA | $1,318 | $1,360 | +$42 (+3.2%) | 4,914 |
| Utica, NY | $1,172 | $1,210 | +$38 (+3.2%) | 3,489 |
| Yuba City, CA | $1,550 | $1,600 | +$50 (+3.2%) | 2,011 |
| Kingston, NY | $1,818 | $1,878 | +$60 (+3.3%) | 855 |
| Sherman, TX | $1,351 | $1,395 | +$44 (+3.3%) | 1,608 |
| Detroit, MI | $1,411 | $1,459 | +$48 (+3.4%) | 18,008 |
| Huntington, WV | $973 | $1,006 | +$33 (+3.4%) | 3,158 |
| Iowa City, IA | $1,141 | $1,180 | +$39 (+3.4%) | 1,431 |
| Watertown, NY | $1,405 | $1,453 | +$48 (+3.4%) | — |
| Bloomington, IN | $1,210 | $1,252 | +$42 (+3.5%) | 1,696 |
| Sioux City, IA | $1,154 | $1,194 | +$40 (+3.5%) | 1,518 |
| Weirton, WV | $973 | $1,007 | +$34 (+3.5%) | 1,364 |
| Hartford, CT | $1,865 | $1,933 | +$68 (+3.6%) | — |
| Salisbury, MD | $1,378 | $1,428 | +$50 (+3.6%) | 404 |
| Manhattan, KS | $1,068 | $1,107 | +$39 (+3.7%) | 719 |
| Bangor, ME | $1,659 | $1,722 | +$63 (+3.8%) | 808 |
| Denver, CO | $2,089 | $2,169 | +$80 (+3.8%) | 24,963 |
| Jonesboro, AR | $1,040 | $1,079 | +$39 (+3.8%) | 1,603 |
| Springfield, MA | $1,734 | $1,800 | +$66 (+3.8%) | 6,747 |
| Gulfport, MS | $1,140 | $1,185 | +$45 (+3.9%) | 10,438 |
| Nashville, TN | $1,730 | $1,798 | +$68 (+3.9%) | 10,187 |
| Racine, WI | $1,235 | $1,283 | +$48 (+3.9%) | 1,700 |
| Bowling Green, KY | $1,153 | $1,199 | +$46 (+4.0%) | — |
| Corpus Christi, TX | $1,366 | $1,421 | +$55 (+4.0%) | 4,379 |
| Morgantown, WV | $1,099 | $1,143 | +$44 (+4.0%) | — |
| Muskegon, MI | $1,236 | $1,285 | +$49 (+4.0%) | 491 |
| Oshkosh, WI | $1,149 | $1,195 | +$46 (+4.0%) | 484 |
| Fond du Lac, WI | $1,176 | $1,224 | +$48 (+4.1%) | 436 |
| Palm Bay, FL | $1,709 | $1,779 | +$70 (+4.1%) | 3,157 |
| Eagle Pass, TX | $973 | $1,014 | +$41 (+4.2%) | 495 |
| Bellingham, WA | $1,794 | $1,872 | +$78 (+4.3%) | 1,957 |
| Indianapolis, IN | $1,473 | $1,536 | +$63 (+4.3%) | 17,601 |
| Lansing, MI | $1,268 | $1,323 | +$55 (+4.3%) | 34,928 |
| Waterloo, IA | $1,051 | $1,096 | +$45 (+4.3%) | 1,977 |
| Champaign, IL | $1,122 | $1,173 | +$51 (+4.5%) | 2,430 |
| Fort Smith, AR | $937 | $979 | +$42 (+4.5%) | 2,259 |
| Kingsport, TN | $1,044 | $1,091 | +$47 (+4.5%) | 2,847 |
| Cheyenne, WY | $1,174 | $1,228 | +$54 (+4.6%) | 1,964 |
| Waco, TX | $1,240 | $1,297 | +$57 (+4.6%) | 3,073 |
| Hickory, NC | $1,095 | $1,147 | +$52 (+4.7%) | 1,952 |
| Sheboygan, WI | $1,116 | $1,168 | +$52 (+4.7%) | 304 |
| Battle Creek, MI | $1,176 | $1,233 | +$57 (+4.8%) | 1,101 |
| Pittsfield, MA | $1,626 | $1,704 | +$78 (+4.8%) | 1,234 |
| Springfield, OH | $1,106 | $1,160 | +$54 (+4.9%) | 1,378 |
| Sumter, SC | $1,276 | $1,338 | +$62 (+4.9%) | 941 |
| Anniston, AL | $962 | $1,010 | +$48 (+5.0%) | 219 |
| Beckley, WV | $915 | $961 | +$46 (+5.0%) | 525 |
| Dubuque, IA | $1,077 | $1,131 | +$54 (+5.0%) | 2,203 |
| Kokomo, IN | $1,123 | $1,179 | +$56 (+5.0%) | 1,106 |
| Mankato, MN | $1,171 | $1,230 | +$59 (+5.0%) | 1,700 |
| Parkersburg, WV | $928 | $974 | +$46 (+5.0%) | 1,567 |
| Elmira, NY | $1,283 | $1,348 | +$65 (+5.1%) | 97 |
| Gadsden, AL | $927 | $975 | +$48 (+5.2%) | 194 |
| Mobile, AL | $1,083 | $1,139 | +$56 (+5.2%) | 7,694 |
| Pensacola, FL | $1,471 | $1,548 | +$77 (+5.2%) | 2,852 |
| St. George, UT | $1,575 | $1,657 | +$82 (+5.2%) | 318 |
| Miami, FL | $2,436 | $2,564 | +$128 (+5.3%) | 56,030 |
| Tallahassee, FL | $1,352 | $1,424 | +$72 (+5.3%) | 2,797 |
| Augusta, GA | $1,261 | $1,329 | +$68 (+5.4%) | 4,465 |
| Blacksburg, VA | $1,271 | $1,340 | +$69 (+5.4%) | — |
| Charleston, SC | $1,787 | $1,884 | +$97 (+5.4%) | 5,252 |
| Greeley, CO | $1,563 | $1,647 | +$84 (+5.4%) | 1,163 |
| Columbus, IN | $1,415 | $1,493 | +$78 (+5.5%) | 750 |
| Lubbock, TX | $1,175 | $1,241 | +$66 (+5.6%) | 1,786 |
| Jefferson City, MO | $910 | $962 | +$52 (+5.7%) | 235 |
| Lewiston, ME | $1,586 | $1,677 | +$91 (+5.7%) | 2,176 |
| Charlotte, NC | $1,686 | $1,785 | +$99 (+5.9%) | 15,430 |
| Elkhart, IN | $1,183 | $1,253 | +$70 (+5.9%) | 738 |
| Buffalo, NY | $1,343 | $1,423 | +$80 (+6.0%) | 13,488 |
| Omaha, NE | $1,368 | $1,450 | +$82 (+6.0%) | 8,088 |
| Bend, OR | $1,784 | $1,893 | +$109 (+6.1%) | 1,380 |
| Wausau, WI | $1,147 | $1,217 | +$70 (+6.1%) | 603 |
| New Haven, CT | $1,969 | $2,091 | +$122 (+6.2%) | — |
| Sioux Falls, SD | $1,156 | $1,228 | +$72 (+6.2%) | 2,225 |
| Lima, OH | $1,108 | $1,179 | +$71 (+6.4%) | 1,058 |
| Manchester, NH | $2,037 | $2,168 | +$131 (+6.4%) | 7,731 |
| Mansfield, OH | $973 | $1,035 | +$62 (+6.4%) | 2,568 |
| Terre Haute, IN | $1,094 | $1,164 | +$70 (+6.4%) | 1,186 |
| Toledo, OH | $1,076 | $1,145 | +$69 (+6.4%) | 4,745 |
| Decatur, AL | $961 | $1,023 | +$62 (+6.5%) | 1,059 |
| Grand Rapids, MI | $1,531 | $1,630 | +$99 (+6.5%) | 5,450 |
| Brunswick, GA | $1,293 | $1,378 | +$85 (+6.6%) | 763 |
| Cincinnati, OH | $1,353 | $1,442 | +$89 (+6.6%) | 20,627 |
| Daphne, AL | $1,345 | $1,434 | +$89 (+6.6%) | 374 |
| Eau Claire, WI | $1,181 | $1,259 | +$78 (+6.6%) | 819 |
| Greenville, NC | $1,095 | $1,167 | +$72 (+6.6%) | 1,475 |
| Pocatello, ID | $1,173 | $1,251 | +$78 (+6.6%) | 752 |
| Crestview, FL | $1,785 | $1,908 | +$123 (+6.9%) | 1,475 |
| Pittsburgh, PA | $1,299 | $1,389 | +$90 (+6.9%) | 22,464 |
| Harrisburg, PA | $1,493 | $1,598 | +$105 (+7.0%) | 4,103 |
| Johnson City, TN | $1,132 | $1,211 | +$79 (+7.0%) | 998 |
| Rapid City, SD | $1,336 | $1,430 | +$94 (+7.0%) | 2,071 |
| Punta Gorda, FL | $1,470 | $1,575 | +$105 (+7.1%) | 363 |
| Lafayette, LA | $1,019 | $1,092 | +$73 (+7.2%) | 3,162 |
| Syracuse, NY | $1,392 | $1,493 | +$101 (+7.3%) | 7,229 |
| Lakeland, FL | $1,497 | $1,608 | +$111 (+7.4%) | 2,551 |
| Vallejo, CA | $2,178 | $2,342 | +$164 (+7.5%) | 5,708 |
| Lawrence, KS | $1,182 | $1,272 | +$90 (+7.6%) | 882 |
| Kiryas Joel, NY | $1,979 | $2,131 | +$152 (+7.7%) | 3,142 |
| Lincoln, NE | $1,141 | $1,230 | +$89 (+7.8%) | 3,388 |
| Baltimore, MD | $1,857 | $2,006 | +$149 (+8.0%) | 35,334 |
| Auburn, AL | $1,181 | $1,277 | +$96 (+8.1%) | 1,447 |
| Michigan City, IN | $1,152 | $1,245 | +$93 (+8.1%) | 377 |
| Winston, NC | $1,232 | $1,332 | +$100 (+8.1%) | 6,622 |
| Florence, AL | $1,000 | $1,085 | +$85 (+8.5%) | 1,112 |
| Salem, OR | $1,560 | $1,692 | +$132 (+8.5%) | 5,317 |
| Washington, DC | $2,246 | $2,438 | +$192 (+8.5%) | 48,835 |
| Birmingham, AL | $1,266 | $1,375 | +$109 (+8.6%) | 10,773 |
| Providence, RI | $1,729 | $1,879 | +$150 (+8.7%) | 17,914 |
| Ann Arbor, MI | $1,656 | $1,804 | +$148 (+8.9%) | 2,324 |
| Scranton, PA | $1,252 | $1,363 | +$111 (+8.9%) | 4,734 |
| Jackson, TN | $1,260 | $1,375 | +$115 (+9.1%) | 1,567 |
| Sandusky, OH | $1,106 | $1,209 | +$103 (+9.3%) | 1,182 |
| State College, PA | $1,406 | $1,537 | +$131 (+9.3%) | 709 |
| Flint, MI | $1,033 | $1,133 | +$100 (+9.7%) | 1,084 |
| Muncie, IN | $1,043 | $1,145 | +$102 (+9.8%) | 1,194 |
| Beaumont, TX | $1,103 | $1,218 | +$115 (+10.4%) | 6,102 |
| Binghamton, NY | $1,103 | $1,219 | +$116 (+10.5%) | 1,373 |
| Portland, ME | $2,130 | $2,353 | +$223 (+10.5%) | 6,320 |
| Green Bay, WI | $1,164 | $1,287 | +$123 (+10.6%) | 3,628 |
| Hilton Head Island, SC | $1,816 | $2,010 | +$194 (+10.7%) | 647 |
| Dover, DE | $1,470 | $1,629 | +$159 (+10.8%) | 1,589 |
| St. Louis, MO | $1,218 | $1,349 | +$131 (+10.8%) | 21,470 |
| Topeka, KS | $1,057 | $1,172 | +$115 (+10.9%) | 1,385 |
| New Orleans, LA | $1,331 | $1,480 | +$149 (+11.2%) | 26,223 |
| Lexington, KY | $1,272 | $1,416 | +$144 (+11.3%) | 4,373 |
| Columbus, GA | $1,088 | $1,212 | +$124 (+11.4%) | 5,209 |
| Bakersfield, CA | $1,483 | $1,656 | +$173 (+11.7%) | 4,524 |
| North Port, FL | $1,958 | $2,188 | +$230 (+11.7%) | 3,754 |
| Columbus, OH | $1,430 | $1,602 | +$172 (+12.0%) | 19,414 |
| Fort Wayne, IN | $1,113 | $1,248 | +$135 (+12.1%) | 3,563 |
| Jacksonville, NC | $1,173 | $1,319 | +$146 (+12.4%) | 837 |
| Allentown, PA | $1,634 | $1,839 | +$205 (+12.5%) | 8,573 |
| Greenville, SC | $1,339 | $1,507 | +$168 (+12.5%) | 5,863 |
| Chicago, IL | $1,781 | $2,011 | +$230 (+12.9%) | 89,565 |
| Montgomery, AL | $1,016 | $1,150 | +$134 (+13.2%) | 3,232 |
| Kansas City, MO | $1,358 | $1,546 | +$188 (+13.8%) | 16,277 |
| Trenton, NJ | $1,950 | $2,242 | +$292 (+15.0%) | 25,391 |
| La Crosse, WI | $1,166 | $1,343 | +$177 (+15.2%) | 199 |
| Stockton, CA | $1,742 | $2,015 | +$273 (+15.7%) | 5,380 |
| Peoria, IL | $1,039 | $1,212 | +$173 (+16.7%) | 2,690 |
| Roanoke, VA | $1,254 | $1,464 | +$210 (+16.7%) | 2,579 |
| Port St. Lucie, FL | $1,757 | $2,069 | +$312 (+17.8%) | 975 |
| Fayetteville, NC | $1,251 | $1,476 | +$225 (+18.0%) | 2,109 |
| Joplin, MO | $947 | $1,153 | +$206 (+21.8%) | 1,283 |
| Hattiesburg, MS | $1,047 | $1,316 | +$269 (+25.7%) | — |
Frequently asked questions
- Did Section 8 rent limits go up or down for FY2027?
- Both, depending on the metro. Of the 387 metro areas HUD publishes Fair Market Rents for, the two-bedroom limit fell in 134 and rose in 252. The median change is +1.8%. FY2027 figures took effect on October 1, 2026.
- Can my Section 8 voucher pay less next year than it does now?
- Not right away, if you stay put. When a payment standard drops, the housing authority may keep your current one for as long as you remain in the same unit, and any reduction cannot start sooner than two years after the decrease takes effect and only after the authority sends you written notice (24 CFR 982.505(c)(3)). Families new to the program, and families who move to a different unit, get the schedule in effect at that time.
- How much can a Fair Market Rent fall in one year?
- No more than 10 percent. HUD's FY2027 methodology (Section X, following the 2016 Small Area FMR rulemaking) floors every year-over-year decline at 10 percent, so an area whose measured rents dropped further still only falls by that much. 9 metro areas hit that floor in FY2027.
- Which metro areas had the biggest Section 8 rent limit changes in FY2027?
- The largest decrease among metro areas is Charlottesville, VA, where the two-bedroom Fair Market Rent goes from $1,824 to $1,642 (−10.0%). The largest increase is Hattiesburg, MS, from $1,047 to $1,316 (+25.7%).
Method and sources
Figures are HUD's published two-bedroom Fair Market Rents for FY2026 and FY2027, from the HUD USER Fair Market Rents dataset. Where a metro contains more than one HUD FMR area, we use the area HUD names after the metro itself, so both years describe the same place. Voucher counts are HUD Public Housing Authority data aggregated to the metro. Percentages are computed from the unrounded published dollar figures.
Journalists and researchers are welcome to cite this page or reuse the table with attribution to VoucherMatch. The underlying data is public HUD data.
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