Valley County, ID: 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).

$1,2492-bedroom FMR, FY2027

$1,1471-bedroom FMR, FY2027

$85,75080% income limit, family of 4 (FY2026)

$107,200Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Valley County is $1,249 a month, up 5.0% from $1,190 in FY2026. Valley County belongs to the Valley County, ID 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 Valley County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,101	$1,037	+6.2%	$991 – $1,211
1 bedroom	$1,147	$1,086	+5.6%	$1,033 – $1,261
2 bedrooms	$1,249	$1,190	+5.0%	$1,125 – $1,373
3 bedrooms	$1,729	$1,655	+4.5%	$1,557 – $1,901
4 bedrooms	$2,088	$1,996	+4.6%	$1,880 – $2,296

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 Valley County that is typically $1,125 to $1,373 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?

$60,000median income of renter households

$1,117Median gross rent, all units

22%Rent-to-income ratio (median rent ÷ median renter income)

22%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $60,000 can afford about $1,500 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,249 is $251 (16.7%) less than that. To rent a two-bedroom at the FMR, a household needs $49,960 a year under the 30% rule, or $44,964 under the common landlord rule that income must be three times the rent.

Valley County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,117 ±$110
Median income of renter households	$60,000 ±$8,896
Renters paying 30% or more of income (cost-burdened)	22.3% ±14.0
Renters paying 50% or more (severely cost-burdened)	6.9% ±5.2
Renter households (where the share can be computed)	683

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$773	$1,117	+44.5%
Median renter household income	$24,257	$60,000	+147.4%
Renters paying 30%+ of income	69.6%	22.3%	−47.3 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 Valley County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $107,200 (FY2025: $104,200, +2.9%). 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%)	$22,550 +7.9%	$25,750 +8.0%	$28,950 +7.8%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$37,550 +8.1%	$42,900 +7.9%	$48,250 +7.9%	$53,600 +7.8%	$57,900 +7.9%	$62,200 +7.9%	$66,500 +7.9%	$70,800 +7.9%
Low income (80%)	$60,050 +7.9%	$68,600 +7.9%	$77,200 +7.9%	$85,750 +7.9%	$92,650 +7.9%	$99,500 +7.9%	$106,350 +7.9%	$113,200 +7.9%

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.