Muscogee County, GA: 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).

$1,2122-bedroom FMR, FY2027

$1,0531-bedroom FMR, FY2027

$67,75080% income limit, family of 4 (FY2026)

$85,800Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Muscogee County is $1,212 a month, up 11.4% from $1,088 in FY2026. Muscogee County belongs to the Columbus, GA-AL 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 Muscogee County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,026	$895	+14.6%	$924 – $1,128
1 bedroom	$1,053	$939	+12.1%	$948 – $1,158
2 bedrooms	$1,212	$1,088	+11.4%	$1,091 – $1,333
3 bedrooms	$1,611	$1,445	+11.5%	$1,450 – $1,772
4 bedrooms	$1,876	$1,703	+10.2%	$1,689 – $2,063

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 Muscogee County that is typically $1,091 to $1,333 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?

$43,837median income of renter households

$1,106Median gross rent, all units

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

51%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $43,837 can afford about $1,096 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,212 is $116 (10.6%) more than that. To rent a two-bedroom at the FMR, a household needs $48,480 a year under the 30% rule, or $43,632 under the common landlord rule that income must be three times the rent.

Muscogee County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,106 ±$20
Median income of renter households	$43,837 ±$2,728
Renters paying 30% or more of income (cost-burdened)	50.5% ±2.7
Renters paying 50% or more (severely cost-burdened)	26.0% ±2.2
Renter households (where the share can be computed)	37,612

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$906	$1,106	+22.1%
Median renter household income	$33,983	$43,837	+29.0%
Renters paying 30%+ of income	50.5%	50.5%	+0.0 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 $1,000 to $1,820 depending on the ZIP code.

All 45 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
31058	$820	$850	$1,000	$1,360	$1,540
31801	$850	$870	$1,000	$1,350	$1,550
31803	$840	$870	$1,000	$1,330	$1,540
31804	$1,020	$1,040	$1,200	$1,600	$1,860
31805	$870	$890	$1,030	$1,370	$1,580
31807	$1,090	$1,110	$1,280	$1,710	$1,990
31808	$1,520	$1,560	$1,800	$2,390	$2,790
31811	$1,020	$1,050	$1,210	$1,610	$1,870
31820	$1,540	$1,580	$1,820	$2,420	$2,820
31822	$820	$880	$1,060	$1,360	$1,620
31823	$1,010	$1,040	$1,200	$1,590	$1,850
31824	$870	$910	$1,020	$1,390	$1,680
31826	$1,200	$1,230	$1,420	$1,910	$2,190
31829	$1,080	$1,100	$1,270	$1,700	$1,970
31830	$810	$850	$1,000	$1,380	$1,540
31831	$850	$870	$1,000	$1,340	$1,550
31833	$810	$860	$1,060	$1,320	$1,610
31901	$910	$930	$1,070	$1,420	$1,660
31902	$1,060	$1,090	$1,250	$1,660	$1,940
31903	$850	$870	$1,000	$1,330	$1,550
31904	$1,110	$1,140	$1,310	$1,740	$2,030
31905	$1,480	$1,520	$1,750	$2,330	$2,710
31906	$900	$920	$1,060	$1,410	$1,640
31907	$1,160	$1,190	$1,370	$1,820	$2,120
31908	$1,060	$1,090	$1,250	$1,660	$1,940
31909	$1,400	$1,430	$1,650	$2,190	$2,550
31914	$1,060	$1,090	$1,250	$1,660	$1,940
31917	$1,060	$1,090	$1,250	$1,660	$1,940
31995	$1,240	$1,280	$1,470	$1,950	$2,280
31998	$1,060	$1,090	$1,250	$1,660	$1,940
31999	$1,060	$1,090	$1,250	$1,660	$1,940
36027	$810	$920	$1,000	$1,360	$1,540
36804	$810	$970	$1,070	$1,350	$1,540
36851	$910	$930	$1,070	$1,420	$1,660
36856	$1,510	$1,550	$1,780	$2,370	$2,760
36858	$900	$920	$1,060	$1,410	$1,640
36860	$810	$910	$1,000	$1,310	$1,540
36867	$930	$1,010	$1,150	$1,490	$1,730
36868	$910	$930	$1,070	$1,420	$1,660
36869	$890	$910	$1,050	$1,400	$1,630
36870	$860	$1,070	$1,180	$1,460	$1,690
36871	$890	$960	$1,080	$1,450	$1,600
36874	$890	$1,150	$1,270	$1,540	$1,790
36875	$850	$870	$1,000	$1,330	$1,550
36877	$980	$1,280	$1,400	$1,700	$1,970

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

HUD income limits for Muscogee County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $85,800 (FY2025: $79,300, +8.2%). 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%)	$17,800 +9.9%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +4.8%	$55,720 +9.7%
Very low income (50%)	$29,600 +9.8%	$33,850 +9.9%	$38,100 +10.0%	$42,350 +10.0%	$45,750 +10.0%	$49,100 +10.0%	$52,500 +9.9%	$55,850 +9.9%
Low income (80%)	$47,450 +10.0%	$54,200 +9.9%	$60,950 +9.9%	$67,750 +10.0%	$73,200 +10.0%	$78,600 +9.9%	$84,000 +9.9%	$89,450 +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.