Benton County, IN: 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).

$1,2732-bedroom FMR, FY2027

$1,0701-bedroom FMR, FY2027

$79,70080% income limit, family of 4 (FY2026)

$100,000Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Benton County is $1,273 a month, up 2.5% from $1,242 in FY2026. Benton County belongs to the Lafayette-West Lafayette, IN 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 Benton County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$942	$894	+5.4%	$848 – $1,036
1 bedroom	$1,070	$1,032	+3.7%	$963 – $1,177
2 bedrooms	$1,273	$1,242	+2.5%	$1,146 – $1,400
3 bedrooms	$1,517	$1,489	+1.9%	$1,366 – $1,668
4 bedrooms	$2,128	$1,992	+6.8%	$1,916 – $2,340

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 Benton County that is typically $1,146 to $1,400 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?

$30,947median income of renter households

$774Median gross rent, all units

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

44%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $30,947 can afford about $774 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,273 is $499 (64.5%) more than that. To rent a two-bedroom at the FMR, a household needs $50,920 a year under the 30% rule, or $45,828 under the common landlord rule that income must be three times the rent.

Benton County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$774 ±$68
Median income of renter households	$30,947 ±$7,659
Renters paying 30% or more of income (cost-burdened)	43.7% ±10.6
Renters paying 50% or more (severely cost-burdened)	27.2% ±10.2
Renter households (where the share can be computed)	599

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$708	$774	+9.3%
Median renter household income	$33,647	$30,947	−8.0%
Renters paying 30%+ of income	46.8%	43.7%	−3.1 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 $1,010 to $1,350 depending on the ZIP code.

All 34 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
46041	$830	$850	$1,040	$1,380	$1,560
46058	$880	$930	$1,120	$1,460	$1,800
46923	$810	$930	$1,120	$1,350	$1,800
47901	$860	$980	$1,160	$1,380	$1,940
47902	$950	$1,080	$1,280	$1,530	$2,140
47903	$950	$1,080	$1,280	$1,530	$2,140
47904	$850	$970	$1,150	$1,370	$1,920
47905	$980	$1,110	$1,320	$1,570	$2,210
47906	$1,000	$1,130	$1,350	$1,610	$2,260
47907	$950	$1,080	$1,280	$1,530	$2,140
47909	$950	$1,080	$1,290	$1,540	$2,160
47917	$810	$930	$1,120	$1,350	$1,800
47918	$810	$930	$1,120	$1,350	$1,800
47920	$890	$960	$1,190	$1,430	$1,800
47921	$810	$930	$1,120	$1,350	$1,800
47924	$980	$1,110	$1,320	$1,570	$2,210
47930	$910	$980	$1,190	$1,490	$1,820
47941	$840	$950	$1,130	$1,350	$1,890
47942	$750	$850	$1,010	$1,210	$1,700
47944	$810	$930	$1,120	$1,350	$1,800
47948	$790	$830	$1,010	$1,240	$1,370
47955	$920	$930	$1,120	$1,390	$1,800
47962	$950	$1,080	$1,280	$1,530	$2,140
47967	$990	$1,000	$1,170	$1,500	$1,800
47970	$810	$930	$1,120	$1,350	$1,800
47971	$810	$930	$1,120	$1,350	$1,800
47975	$810	$930	$1,120	$1,350	$1,800
47977	$900	$930	$1,190	$1,520	$1,800
47981	$960	$1,060	$1,250	$1,530	$2,010
47983	$950	$1,080	$1,290	$1,540	$2,160
47986	$810	$930	$1,120	$1,350	$1,800
47992	$900	$1,020	$1,210	$1,440	$2,020
47995	$910	$930	$1,210	$1,440	$1,800
47996	$950	$1,080	$1,280	$1,530	$2,140

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

HUD income limits for Benton County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $100,000 (FY2025: $92,700, +7.9%). 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%)	$20,950 +10.0%	$23,950 +9.9%	$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%)	$34,850 +9.9%	$39,850 +9.9%	$44,800 +9.9%	$49,800 +9.9%	$53,800 +9.9%	$57,800 +10.0%	$61,800 +10.0%	$65,750 +9.9%
Low income (80%)	$55,800 +10.0%	$63,800 +10.0%	$71,750 +10.0%	$79,700 +9.9%	$86,100 +10.0%	$92,500 +10.0%	$98,850 +10.0%	$105,250 +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.