Etowah 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).

$9752-bedroom FMR, FY2027

$8301-bedroom FMR, FY2027

$62,90080% income limit, family of 4 (FY2026)

$78,600Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Etowah County is $975 a month, up 5.2% from $927 in FY2026. Etowah County belongs to the Gadsden, AL MSA FMR area, 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 Etowah County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$679	$639	+6.3%	$612 – $746
1 bedroom	$830	$792	+4.8%	$747 – $913
2 bedrooms	$975	$927	+5.2%	$878 – $1,072
3 bedrooms	$1,235	$1,124	+9.9%	$1,112 – $1,358
4 bedrooms	$1,397	$1,304	+7.1%	$1,258 – $1,536

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 Etowah County that is typically $878 to $1,072 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?

$33,846median income of renter households

$847Median gross rent, all units

30%Rent-to-income ratio (median rent ÷ median renter income)

48%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $33,846 can afford about $846 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $975 is $129 (15.2%) more than that. To rent a two-bedroom at the FMR, a household needs $39,000 a year under the 30% rule, or $35,100 under the common landlord rule that income must be three times the rent.

Etowah County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$847 ±$44
Median income of renter households	$33,846 ±$3,197
Renters paying 30% or more of income (cost-burdened)	48.4% ±4.4
Renters paying 50% or more (severely cost-burdened)	26.4% ±3.8
Renter households (where the share can be computed)	8,791

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$669	$847	+26.6%
Median renter household income	$26,063	$33,846	+29.9%
Renters paying 30%+ of income	44.2%	48.4%	+4.2 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.

Small Area FMRs by ZIP code (FY2027)

In metro areas HUD also publishes ZIP-level Small Area Fair Market Rents. Housing authorities in designated areas must use them for voucher payment standards; others may opt in. Here the two-bedroom SAFMR ranges from $920 to $1,320 depending on the ZIP code.

All 17 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
35121	$790	$850	$920	$1,160	$1,300
35901	$670	$820	$960	$1,220	$1,380
35902	$680	$830	$980	$1,240	$1,400
35903	$690	$840	$990	$1,250	$1,420
35904	$650	$800	$940	$1,190	$1,350
35905	$680	$780	$920	$1,170	$1,310
35906	$810	$1,000	$1,170	$1,480	$1,680
35907	$920	$1,120	$1,320	$1,670	$1,890
35952	$730	$810	$920	$1,160	$1,310
35954	$640	$780	$920	$1,170	$1,320
35956	$700	$850	$1,000	$1,270	$1,430
35957	$730	$810	$920	$1,250	$1,310
35961	$700	$720	$920	$1,150	$1,510
35972	$730	$820	$920	$1,160	$1,310
35990	$710	$810	$920	$1,160	$1,310
36271	$730	$730	$920	$1,220	$1,230
36272	$780	$790	$1,000	$1,290	$1,380

Source: HUD FY2027 Small Area FMRs (effective October 1, 2026).

HUD income limits for Etowah County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $78,600 (FY2025: $70,600, +11.3%). 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%)	$16,550 +5.8%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +5.2%	$48,750 +8.2%	$51,900 +8.2%
Very low income (50%)	$27,550 +8.3%	$31,450 +8.3%	$35,400 +8.3%	$39,300 +8.3%	$42,450 +8.2%	$45,600 +8.2%	$48,750 +8.2%	$51,900 +8.2%
Low income (80%)	$44,050 +8.2%	$50,350 +8.3%	$56,650 +8.3%	$62,900 +8.3%	$67,950 +8.3%	$73,000 +8.3%	$78,000 +8.3%	$83,050 +8.3%

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.