Delaware 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).

$1,1452-bedroom FMR, FY2027

$9131-bedroom FMR, FY2027

$67,85080% income limit, family of 4 (FY2026)

$79,600Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Delaware County is $1,145 a month, up 9.8% from $1,043 in FY2026. Delaware County belongs to the Muncie, IN MSA 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 Delaware County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$899	$803	+12.0%	$810 – $988
1 bedroom	$913	$845	+8.0%	$822 – $1,004
2 bedrooms	$1,145	$1,043	+9.8%	$1,031 – $1,259
3 bedrooms	$1,438	$1,349	+6.6%	$1,295 – $1,581
4 bedrooms	$1,890	$1,685	+12.2%	$1,701 – $2,079

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 Delaware County that is typically $1,031 to $1,259 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?

$32,583median income of renter households

$906Median gross rent, all units

33%Rent-to-income ratio (median rent ÷ median renter income)

50%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $32,583 can afford about $815 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,145 is $330 (40.6%) more than that. To rent a two-bedroom at the FMR, a household needs $45,800 a year under the 30% rule, or $41,220 under the common landlord rule that income must be three times the rent.

Delaware County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$906 ±$26
Median income of renter households	$32,583 ±$3,497
Renters paying 30% or more of income (cost-burdened)	50.2% ±3.7
Renters paying 50% or more (severely cost-burdened)	30.6% ±3.0
Renter households (where the share can be computed)	14,077

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$727	$906	+24.6%
Median renter household income	$23,713	$32,583	+37.4%
Renters paying 30%+ of income	53.9%	50.2%	−3.7 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 $1,410 depending on the ZIP code.

All 24 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
46001	$890	$890	$1,170	$1,530	$1,540
46012	$1,070	$1,080	$1,410	$1,840	$1,860
46017	$1,040	$1,050	$1,370	$1,790	$1,800
46070	$920	$920	$1,210	$1,580	$1,590
46989	$750	$800	$1,010	$1,340	$1,520
47302	$870	$880	$1,110	$1,390	$1,830
47303	$920	$930	$1,170	$1,470	$1,930
47304	$980	$1,000	$1,250	$1,570	$2,060
47305	$800	$810	$1,010	$1,280	$1,680
47306	$960	$980	$1,220	$1,540	$2,010
47307	$900	$920	$1,150	$1,440	$1,900
47308	$900	$920	$1,150	$1,440	$1,900
47320	$850	$910	$1,120	$1,430	$1,700
47334	$840	$850	$1,070	$1,340	$1,760
47336	$810	$820	$1,070	$1,400	$1,520
47338	$800	$810	$1,010	$1,290	$1,680
47342	$810	$830	$1,090	$1,440	$1,680
47354	$1,020	$1,160	$1,360	$1,700	$1,840
47356	$820	$830	$1,090	$1,440	$1,520
47367	$870	$880	$1,110	$1,390	$1,830
47368	$750	$960	$1,060	$1,380	$1,520
47383	$930	$950	$1,190	$1,490	$1,960
47386	$850	$850	$1,070	$1,310	$1,560
47396	$890	$900	$1,130	$1,420	$1,870

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

HUD income limits for Delaware County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $79,600 (FY2025: $81,200, −2.0%). 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%)	$17,850 ±0.0%	$21,640 +2.3%	$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%)	$29,700 −0.2%	$33,950 −0.1%	$38,200 −0.1%	$42,400 −0.1%	$45,800 −0.1%	$49,200 −0.1%	$52,600 −0.1%	$56,000 −0.1%
Low income (80%)	$47,500 −0.1%	$54,300 −0.1%	$61,100 −0.1%	$67,850 −0.1%	$73,300 −0.1%	$78,750 −0.1%	$84,150 −0.1%	$89,600 −0.1%

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.