Franklin 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).

$9212-bedroom FMR, FY2027

$8461-bedroom FMR, FY2027

$59,35080% income limit, family of 4 (FY2026)

$70,900Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Franklin County is $921 a month, up 18.7% from $776 in FY2026. Franklin County belongs to the Franklin 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 Franklin County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$748	$576	+29.9%	$674 – $822
1 bedroom	$846	$704	+20.2%	$762 – $930
2 bedrooms	$921	$776	+18.7%	$829 – $1,013
3 bedrooms	$1,196	$976	+22.5%	$1,077 – $1,315
4 bedrooms	$1,210	$1,071	+13.0%	$1,089 – $1,331

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 Franklin County that is typically $829 to $1,013 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?

$31,716median income of renter households

$676Median gross rent, all units

26%Rent-to-income ratio (median rent ÷ median renter income)

36%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $31,716 can afford about $793 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $921 is $128 (16.2%) more than that. To rent a two-bedroom at the FMR, a household needs $36,840 a year under the 30% rule, or $33,156 under the common landlord rule that income must be three times the rent.

Franklin County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$676 ±$58
Median income of renter households	$31,716 ±$2,869
Renters paying 30% or more of income (cost-burdened)	35.9% ±8.6
Renters paying 50% or more (severely cost-burdened)	13.0% ±5.7
Renter households (where the share can be computed)	2,662

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$581	$676	+16.4%
Median renter household income	$30,579	$31,716	+3.7%
Renters paying 30%+ of income	32.3%	35.9%	+3.6 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 Franklin County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $70,900 (FY2025: $71,300, −0.6%). 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%)	$15,960 +2.0%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$43,050 +2.9%	$46,050 +2.9%	$49,000 +2.8%
Very low income (50%)	$26,000 +3.0%	$29,700 +2.9%	$33,400 +2.9%	$37,100 +2.8%	$40,100 +3.0%	$43,050 +2.9%	$46,050 +2.9%	$49,000 +2.8%
Low income (80%)	$41,550 +2.7%	$47,500 +2.8%	$53,450 +2.8%	$59,350 +2.8%	$64,100 +2.7%	$68,850 +2.8%	$73,600 +2.7%	$78,350 +2.8%

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.