Flagler County, FL: 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).

$1,7582-bedroom FMR, FY2027

$1,3761-bedroom FMR, FY2027

$83,45080% income limit, family of 4 (FY2026)

$114,500Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Flagler County is $1,758 a month, down 2.7% from $1,806 in FY2026. Flagler County belongs to the Palm Coast, FL HUD Metro FMR Area 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 Flagler County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,326	$1,278	+3.8%	$1,194 – $1,458
1 bedroom	$1,376	$1,433	−4.0%	$1,239 – $1,513
2 bedrooms	$1,758	$1,806	−2.7%	$1,583 – $1,933
3 bedrooms	$2,361	$2,468	−4.3%	$2,125 – $2,597
4 bedrooms	$2,581	$2,797	−7.7%	$2,323 – $2,839

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 Flagler County that is typically $1,583 to $1,933 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?

$53,868median income of renter households

$1,722Median gross rent, all units

38%Rent-to-income ratio (median rent ÷ median renter income)

60%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $53,868 can afford about $1,347 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,758 is $411 (30.5%) more than that. To rent a two-bedroom at the FMR, a household needs $70,320 a year under the 30% rule, or $63,288 under the common landlord rule that income must be three times the rent.

Flagler County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,722 ±$45
Median income of renter households	$53,868 ±$8,759
Renters paying 30% or more of income (cost-burdened)	60.1% ±3.9
Renters paying 50% or more (severely cost-burdened)	31.2% ±3.6
Renter households (where the share can be computed)	8,081

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$1,255	$1,722	+37.2%
Median renter household income	$41,375	$53,868	+30.2%
Renters paying 30%+ of income	54.7%	60.1%	+5.4 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 $1,280 to $1,930 depending on the ZIP code.

All 11 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
32080	$1,600	$1,620	$1,930	$2,370	$2,960
32086	$1,480	$1,500	$1,790	$2,190	$2,740
32110	$1,160	$1,290	$1,630	$2,230	$2,520
32135	$1,330	$1,380	$1,760	$2,360	$2,580
32136	$1,160	$1,290	$1,630	$2,230	$2,520
32137	$1,420	$1,470	$1,880	$2,520	$2,760
32143	$1,330	$1,380	$1,760	$2,360	$2,580
32145	$1,060	$1,070	$1,280	$1,570	$1,960
32164	$1,350	$1,400	$1,790	$2,400	$2,630
32174	$1,170	$1,290	$1,630	$2,230	$2,520
32180	$1,160	$1,290	$1,630	$2,230	$2,520

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

HUD income limits for Flagler County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $114,500 (FY2025: $92,800, +23.4%). 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%)	$21,950 +10.0%	$25,050 +9.9%	$28,200 +5.8%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$36,500 +9.9%	$41,700 +9.9%	$46,950 +10.0%	$52,150 +9.9%	$56,350 +10.0%	$60,500 +9.9%	$64,700 +9.9%	$68,850 +10.0%
Low income (80%)	$58,450 +10.0%	$66,800 +10.0%	$75,150 +9.9%	$83,450 +9.9%	$90,150 +9.9%	$96,850 +10.0%	$103,500 +9.9%	$110,200 +10.0%

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.