Lee County, IL: 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).

$9302-bedroom FMR, FY2027

$7851-bedroom FMR, FY2027

$74,50080% income limit, family of 4 (FY2026)

$93,100Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Lee County is $930 a month, up 1.5% from $916 in FY2026. Lee County belongs to the Lee County, IL 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 Lee County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$648	$632	+2.5%	$584 – $712
1 bedroom	$785	$810	−3.1%	$707 – $863
2 bedrooms	$930	$916	+1.5%	$837 – $1,023
3 bedrooms	$1,288	$1,274	+1.1%	$1,160 – $1,416
4 bedrooms	$1,387	$1,395	−0.6%	$1,249 – $1,525

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 $837 to $1,023 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?

$45,566median income of renter households

$894Median gross rent, all units

24%Rent-to-income ratio (median rent ÷ median renter income)

42%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $45,566 can afford about $1,139 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $930 is $209 (18.4%) less than that. To rent a two-bedroom at the FMR, a household needs $37,200 a year under the 30% rule, or $33,480 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)	$894 ±$50
Median income of renter households	$45,566 ±$7,165
Renters paying 30% or more of income (cost-burdened)	42.3% ±7.9
Renters paying 50% or more (severely cost-burdened)	17.4% ±4.6
Renter households (where the share can be computed)	3,220

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$694	$894	+28.8%
Median renter household income	$31,936	$45,566	+42.7%
Renters paying 30%+ of income	42.2%	42.3%	+0.1 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.

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 $93,100 (FY2025: $92,000, +1.2%). 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%)	$19,600 +1.3%	$22,400 +1.4%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$32,600 +1.2%	$37,250 +1.2%	$41,900 +1.2%	$46,550 +1.2%	$50,300 +1.2%	$54,000 +1.1%	$57,750 +1.2%	$61,450 +1.2%
Low income (80%)	$52,150 +1.2%	$59,600 +1.2%	$67,050 +1.2%	$74,500 +1.2%	$80,500 +1.3%	$86,450 +1.2%	$92,400 +1.2%	$98,350 +1.2%

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.