Coffee County, AL: Fair Market Rent 2027 and Income Limits

Official HUD figures for landlords and renters, effective October 1, 2026 (rents) and May 1, 2026 (income limits).

$1,0982-bedroom FMR, FY2027

$8391-bedroom FMR, FY2027

$69,70080% income limit, family of 4 (FY2026)

$87,100Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Coffee County is $1,098 a month, up 17.7% from $933 in FY2026. Coffee County belongs to the Coffee County, AL FMR area (non-metro county), so the same figures apply across that area. FMRs are gross rents: rent plus all tenant-paid utilities except phone, cable and internet.

Fair market rent in Coffee County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$834	$693	+20.3%	$751 – $917
1 bedroom	$839	$711	+18.0%	$756 – $922
2 bedrooms	$1,098	$933	+17.7%	$989 – $1,207
3 bedrooms	$1,520	$1,298	+17.1%	$1,368 – $1,672
4 bedrooms	$1,598	$1,383	+15.5%	$1,439 – $1,757

Source: HUD Fair Market Rents FY2027 (effective October 1, 2026) and FY2026 (revised file), details.

What can a landlord charge a Section 8 tenant here?

The FMR is not a cap on what you can ask on the open market. For a Housing Choice Voucher tenant, the local housing authority sets a payment standard, normally between 90% and 110% of the FMR (or of the ZIP-level Small Area FMR where those apply). For a two-bedroom unit in Coffee County that is typically $989 to $1,207 including utilities. You can charge more than the payment standard if the rent passes the housing authority's rent-reasonableness test and, at move-in, the tenant's share stays within 40% of their adjusted monthly income. Ask the housing authority for its current payment standard schedule.

Can local renters afford the fair market rent?

$45,779median income of renter households

$1,018Median gross rent, all units

27%Rent-to-income ratio (median rent ÷ median renter income)

39%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $45,779 can afford about $1,144 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,098 is $46 (4.1%) less than that. To rent a two-bedroom at the FMR, a household needs $43,920 a year under the 30% rule, or $39,528 under the common landlord rule that income must be three times the rent.

Coffee County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,018 ±$52
Median income of renter households	$45,779 ±$5,793
Renters paying 30% or more of income (cost-burdened)	38.9% ±4.3
Renters paying 50% or more (severely cost-burdened)	23.3% ±3.7
Renter households (where the share can be computed)	4,859

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$803	$1,018	+26.8%
Median renter household income	$33,691	$45,779	+35.9%
Renters paying 30%+ of income	39.8%	38.9%	−0.9 pts

Rent-to-income calculator: does an applicant qualify? → · Most affordable counties to rent in this state →

Source: U.S. Census Bureau, American Community Survey 5-Year Estimates 2020–2024 and 2015–2019 (tables B25064, B25119, B25070). ± = margin of error at 90% confidence. Dollar figures are not adjusted for inflation.

HUD income limits for Coffee County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $87,100 (FY2025: $86,400, +0.8%). Small figures under each limit show the change from FY2025.

Household size	1 person	2 people	3 people	4 people	5 people	6 people	7 people	8 people
Extremely low income (30%)	$18,350 +1.1%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$30,500 +0.8%	$34,850 +0.7%	$39,200 +0.8%	$43,550 +0.8%	$47,050 +0.7%	$50,550 +0.8%	$54,050 +0.8%	$57,500 +0.8%
Low income (80%)	$48,800 +0.8%	$55,800 +0.9%	$62,750 +0.9%	$69,700 +0.9%	$75,300 +0.9%	$80,900 +0.9%	$86,450 +0.9%	$92,050 +0.9%

The 30% limit is HUD's “extremely low income” limit: the higher of 30% of median income or the federal poverty guideline, but never above the 50% limit. That is why it can rise faster than 30% of median for larger households. Tax-credit (LIHTC) properties use separate Multifamily Tax Subsidy Project limits.

Source: HUD Section 8 Income Limits FY2026 (effective May 1, 2026) and FY2025, details.