Douglas County, KS: 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).

$1,2722-bedroom FMR, FY2027

$1,1031-bedroom FMR, FY2027

$88,30080% income limit, family of 4 (FY2026)

$110,400Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Douglas County is $1,272 a month, up 7.6% from $1,182 in FY2026. Douglas County belongs to the Lawrence, KS 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 Douglas County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$961	$895	+7.4%	$865 – $1,057
1 bedroom	$1,103	$1,006	+9.6%	$993 – $1,213
2 bedrooms	$1,272	$1,182	+7.6%	$1,145 – $1,399
3 bedrooms	$1,761	$1,644	+7.1%	$1,585 – $1,937
4 bedrooms	$2,126	$1,983	+7.2%	$1,914 – $2,338

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 Douglas County that is typically $1,145 to $1,399 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?

$43,680median income of renter households

$1,099Median gross rent, all units

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

52%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $43,680 can afford about $1,092 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,272 is $180 (16.5%) more than that. To rent a two-bedroom at the FMR, a household needs $50,880 a year under the 30% rule, or $45,792 under the common landlord rule that income must be three times the rent.

Douglas County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,099 ±$33
Median income of renter households	$43,680 ±$2,718
Renters paying 30% or more of income (cost-burdened)	51.5% ±3.9
Renters paying 50% or more (severely cost-burdened)	27.8% ±3.1
Renter households (where the share can be computed)	24,265

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$926	$1,099	+18.7%
Median renter household income	$35,117	$43,680	+24.4%
Renters paying 30%+ of income	50.0%	51.5%	+1.5 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 $1,070 to $1,570 depending on the ZIP code.

All 13 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
66006	$820	$940	$1,080	$1,500	$1,810
66021	$1,250	$1,360	$1,540	$2,020	$2,420
66025	$1,180	$1,360	$1,560	$2,160	$2,610
66044	$920	$1,050	$1,210	$1,680	$2,020
66045	$960	$1,100	$1,270	$1,760	$2,110
66046	$890	$1,020	$1,180	$1,630	$1,970
66047	$1,010	$1,160	$1,340	$1,860	$2,240
66049	$1,010	$1,150	$1,330	$1,840	$2,220
66050	$860	$990	$1,140	$1,580	$1,900
66092	$1,200	$1,220	$1,570	$1,900	$2,120
66409	$890	$970	$1,200	$1,620	$1,790
66524	$810	$910	$1,070	$1,480	$1,790
66542	$970	$1,020	$1,310	$1,750	$1,790

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

HUD income limits for Douglas County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $110,400 (FY2025: $103,500, +6.7%). 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%)	$23,200 +6.7%	$26,500 +6.6%	$29,800 +6.6%	$33,100 +3.0%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$38,650 +6.6%	$44,200 +6.8%	$49,700 +6.7%	$55,200 +6.7%	$59,650 +6.7%	$64,050 +6.7%	$68,450 +6.6%	$72,900 +6.7%
Low income (80%)	$61,850 +6.6%	$70,650 +6.6%	$79,500 +6.6%	$88,300 +6.6%	$95,400 +6.7%	$102,450 +6.7%	$109,500 +6.6%	$116,600 +6.7%

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.