How much does Section 8 pay for a 2-bedroom in ZIP 64089?

For ZIP 64089 in Clay County, MO, the FY2026 two-bedroom Small Area Fair Market Rent is $1,310 per month. Local housing authorities set the Section 8 payment standard between 90% and 110% of that, roughly $1,180 to $1,440 before the tenant's utility allowance.

What are the FY2026 Section 8 rent limits for ZIP 64089?

HUD's FY2026 Small Area Fair Market Rent for ZIP 64089, by bedroom size: studio $1,060, 1-bedroom $1,150, 2-bedroom $1,310, 3-bedroom $1,710, 4-bedroom $2,030. In SAFMR metros the ZIP-level figure, not the county average, is what applies to an address here.

Which housing authority covers ZIP 64089?

Vouchers for Clay County are administered by Liberty Housing Authority, Excelsior Springs Housing Authority, Smithville Housing Authority. The authority whose jurisdiction covers ZIP 64089 handles the application, the waitlist, the HAP contract, and the unit inspection.

Section 8 Rent in ZIP 64089

FY2026 Small Area Fair Market Rent for ZIP 64089 in Clay County, Missouri: the exact per-bedroom rents HUD publishes for this ZIP, the estimated payment-standard range, the housing authorities that administer vouchers here, and whether a landlord can legally decline a voucher in Missouri.

Studio

$1,060

1 BR

$1,150

2 BR

$1,310

3 BR

$1,710

4 BR

$2,030

Estimated payment standard range (2 BR)

Local PHAs set payment standards between 90% and 110% of FMR. Exact figures vary by PHA. The numbers below are the modeled range.

Low (90%)

$1,180

FMR (100%)

$1,310

High (110%)

$1,440

Gross rent before the tenant utility allowance. The PHA's published payment standard is the number that actually applies; verify with the PHA before signing a lease or HAP contract.

ZIP vs county FMR (2 BR)

ZIP 64089 at $1,310 is $48 lower than the Clay County county-wide 2 BR FMR of $1,358. In SAFMR metros the ZIP number applies, so the county-wide figure overstates what a voucher covers in this ZIP.

Can a landlord refuse Section 8 in ZIP 64089?

In most of the state, yes. Missouri has no statewide source-of-income protection, so landlords in ZIP 64089 can decline Section 8 applications unless a local ordinance says otherwise.

No statewide SOI protection in Missouri. Kansas City has a local ordinance passed 2022; St Louis does not.

Informational only, not legal advice. Laws change, so verify current status before acting on a rejection or making a leasing decision.

Housing authorities serving Clay County

Liberty Housing Authority
Liberty · PHA code MO210
348 Section 8 units
Excelsior Springs Housing Authority
Excelsior Springs · PHA code MO053
170 Section 8 units
Smithville Housing Authority
Smithville · PHA code MO041
—

The PHA whose jurisdiction covers ZIP 64089 handles the application, the HAP contract, and the unit inspection.

Frequently asked questions

How much does Section 8 pay for a 2-bedroom in ZIP 64089?: For ZIP 64089 in Clay County, MO, the FY2026 two-bedroom Small Area Fair Market Rent is $1,310 per month. Local housing authorities set the Section 8 payment standard between 90% and 110% of that, roughly $1,180 to $1,440 before the tenant's utility allowance.
What are the FY2026 Section 8 rent limits for ZIP 64089?: HUD's FY2026 Small Area Fair Market Rent for ZIP 64089, by bedroom size: studio $1,060, 1-bedroom $1,150, 2-bedroom $1,310, 3-bedroom $1,710, 4-bedroom $2,030. In SAFMR metros the ZIP-level figure, not the county average, is what applies to an address here.
Which housing authority covers ZIP 64089?: Vouchers for Clay County are administered by Liberty Housing Authority, Excelsior Springs Housing Authority, Smithville Housing Authority. The authority whose jurisdiction covers ZIP 64089 handles the application, the waitlist, the HAP contract, and the unit inspection.

Find Section 8 apartments in ZIP 64089

VoucherMatch connects voucher holders with landlords who accept Section 8, and it is free for renters. Landlords: listings here reach applicants whose voucher already covers the rent above.

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Clay County overview All of Missouri

SAFMR data published by HUD for FY2026. ZIP 64089 maps to Clay County, MO · FIPS 29047. Investors can run these numbers in the RentalCalcs voucher analyzer.