Shelby 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).

$9462-bedroom FMR, FY2027

$7661-bedroom FMR, FY2027

$73,10080% income limit, family of 4 (FY2026)

$91,400Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Shelby County is $946 a month, down 0.5% from $951 in FY2026. Shelby County belongs to the Shelby 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 Shelby County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$659	$656	+0.5%	$594 – $724
1 bedroom	$766	$789	−2.9%	$690 – $842
2 bedrooms	$946	$951	−0.5%	$852 – $1,040
3 bedrooms	$1,127	$1,140	−1.1%	$1,015 – $1,239
4 bedrooms	$1,400	$1,435	−2.4%	$1,260 – $1,540

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 Shelby County that is typically $852 to $1,040 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?

$48,854median income of renter households

$814Median gross rent, all units

20%Rent-to-income ratio (median rent ÷ median renter income)

32%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $48,854 can afford about $1,221 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $946 is $275 (22.5%) less than that. To rent a two-bedroom at the FMR, a household needs $37,840 a year under the 30% rule, or $34,056 under the common landlord rule that income must be three times the rent.

Shelby County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$814 ±$91
Median income of renter households	$48,854 ±$9,432
Renters paying 30% or more of income (cost-burdened)	32.0% ±9.8
Renters paying 50% or more (severely cost-burdened)	14.5% ±6.2
Renter households (where the share can be computed)	1,687

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$653	$814	+24.7%
Median renter household income	$28,716	$48,854	+70.1%
Renters paying 30%+ of income	47.3%	32.0%	−15.3 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 Shelby County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $91,400 (FY2025: $90,800, +0.7%). 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%)	$19,200 +0.8%	$21,950 +0.7%	$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%)	$32,000 +0.9%	$36,600 +1.0%	$41,150 +1.0%	$45,700 +0.9%	$49,400 +0.9%	$53,050 +1.0%	$56,700 +0.9%	$60,350 +0.9%
Low income (80%)	$51,200 +0.9%	$58,500 +0.9%	$65,800 +0.8%	$73,100 +0.8%	$78,950 +0.8%	$84,800 +0.8%	$90,650 +0.8%	$96,500 +0.8%

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.