Lee 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).

$1,8352-bedroom FMR, FY2027

$1,5641-bedroom FMR, FY2027

$89,90080% income limit, family of 4 (FY2026)

$105,700Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Lee County is $1,835 a month, down 6.4% from $1,961 in FY2026. Lee County belongs to the Cape Coral-Fort Myers, FL 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 Lee County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,555	$1,629	−4.5%	$1,400 – $1,710
1 bedroom	$1,564	$1,638	−4.5%	$1,408 – $1,720
2 bedrooms	$1,835	$1,961	−6.4%	$1,652 – $2,018
3 bedrooms	$2,373	$2,560	−7.3%	$2,136 – $2,610
4 bedrooms	$2,615	$2,836	−7.8%	$2,354 – $2,876

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 Lee County that is typically $1,652 to $2,018 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?

$54,866median income of renter households

$1,712Median gross rent, all units

37%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 $54,866 can afford about $1,372 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,835 is $463 (33.8%) more than that. To rent a two-bedroom at the FMR, a household needs $73,400 a year under the 30% rule, or $66,060 under the common landlord rule that income must be three times the rent.

Lee County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,712 ±$17
Median income of renter households	$54,866 ±$2,613
Renters paying 30% or more of income (cost-burdened)	60.0% ±2.0
Renters paying 50% or more (severely cost-burdened)	32.2% ±1.8
Renter households (where the share can be computed)	79,299

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$1,154	$1,712	+48.4%
Median renter household income	$42,255	$54,866	+29.8%
Renters paying 30%+ of income	52.9%	60.0%	+7.1 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 $1,770 to $2,750 depending on the ZIP code.

All 50 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
33901	$1,470	$1,480	$1,770	$2,310	$2,560
33902	$1,560	$1,570	$1,840	$2,380	$2,620
33903	$1,470	$1,480	$1,770	$2,310	$2,560
33904	$1,590	$1,600	$1,880	$2,430	$2,680
33905	$1,480	$1,490	$1,770	$2,310	$2,560
33906	$1,560	$1,570	$1,840	$2,380	$2,620
33907	$1,570	$1,580	$1,850	$2,390	$2,640
33908	$1,770	$1,780	$2,090	$2,700	$2,980
33909	$1,730	$1,740	$2,040	$2,640	$2,910
33910	$1,560	$1,570	$1,840	$2,380	$2,620
33912	$1,650	$1,660	$1,970	$2,570	$2,840
33913	$1,880	$1,890	$2,220	$2,870	$3,160
33914	$1,700	$1,710	$2,000	$2,590	$2,850
33915	$1,560	$1,570	$1,840	$2,380	$2,620
33916	$1,470	$1,480	$1,770	$2,310	$2,560
33917	$1,470	$1,480	$1,770	$2,310	$2,560
33918	$1,560	$1,570	$1,840	$2,380	$2,620
33919	$1,590	$1,600	$1,880	$2,430	$2,680
33920	$1,470	$1,480	$1,770	$2,310	$2,560
33921	$1,470	$1,480	$1,770	$2,310	$2,560
33922	$1,470	$1,480	$1,770	$2,310	$2,560
33924	$1,800	$1,800	$2,120	$2,740	$3,020
33928	$1,920	$1,930	$2,300	$3,000	$3,330
33929	$1,560	$1,570	$1,840	$2,380	$2,620
33931	$1,520	$1,530	$1,790	$2,310	$2,560
33932	$1,560	$1,570	$1,840	$2,380	$2,620
33936	$1,470	$1,480	$1,770	$2,310	$2,560
33945	$1,560	$1,570	$1,840	$2,380	$2,620
33955	$1,470	$1,480	$1,820	$2,450	$2,890
33956	$2,330	$2,340	$2,750	$3,560	$3,920
33957	$2,300	$2,310	$2,710	$3,510	$3,870
33965	$1,480	$1,490	$1,850	$2,430	$2,690
33966	$1,690	$1,700	$1,990	$2,570	$2,840
33967	$1,660	$1,670	$1,960	$2,530	$2,790
33970	$1,560	$1,570	$1,840	$2,380	$2,620
33971	$1,670	$1,680	$1,970	$2,550	$2,810
33972	$1,480	$1,490	$1,770	$2,310	$2,560
33973	$1,470	$1,480	$1,770	$2,310	$2,560
33974	$1,650	$1,660	$1,950	$2,520	$2,780
33976	$1,700	$1,710	$2,010	$2,600	$2,860
33990	$1,590	$1,600	$1,880	$2,430	$2,680
33991	$1,860	$1,880	$2,200	$2,860	$3,160
33993	$1,980	$1,990	$2,340	$3,030	$3,340
33994	$1,560	$1,570	$1,840	$2,380	$2,620
34110	$1,550	$2,040	$2,220	$2,820	$3,070
34119	$1,570	$2,070	$2,250	$2,860	$3,110
34133	$1,560	$1,570	$1,840	$2,380	$2,620
34134	$1,640	$1,700	$1,980	$2,550	$2,810
34135	$1,750	$1,760	$2,060	$2,660	$2,940
34136	$1,560	$1,570	$1,840	$2,380	$2,620

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

HUD income limits for Lee County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $105,700 (FY2025: $92,500, +14.3%). 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%)	$23,600 +9.8%	$27,000 +10.0%	$30,350 +10.0%	$33,700 +4.8%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$39,300 +9.9%	$44,950 +9.9%	$50,500 +9.9%	$56,200 +10.0%	$60,700 +10.0%	$65,200 +9.9%	$69,700 +9.9%	$74,200 +9.9%
Low income (80%)	$62,950 +10.0%	$71,900 +9.9%	$80,950 +10.0%	$89,900 +10.0%	$97,100 +10.0%	$104,300 +10.0%	$111,500 +10.0%	$118,700 +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.