Franklin 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).

$1,1792-bedroom FMR, FY2027

$9011-bedroom FMR, FY2027

$77,90080% income limit, family of 4 (FY2026)

$97,400Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Franklin County is $1,179 a month, up 15.6% from $1,020 in FY2026. Franklin County belongs to the Franklin County, KS 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 Franklin County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$895	$784	+14.2%	$806 – $984
1 bedroom	$901	$789	+14.2%	$811 – $991
2 bedrooms	$1,179	$1,020	+15.6%	$1,062 – $1,296
3 bedrooms	$1,405	$1,223	+14.9%	$1,265 – $1,545
4 bedrooms	$1,550	$1,360	+14.0%	$1,395 – $1,705

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 Franklin County that is typically $1,062 to $1,296 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?

$49,688median income of renter households

$1,042Median gross rent, all units

25%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 $49,688 can afford about $1,242 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,179 is $63 (5.1%) less than that. To rent a two-bedroom at the FMR, a household needs $47,160 a year under the 30% rule, or $42,444 under the common landlord rule that income must be three times the rent.

Franklin County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,042 ±$41
Median income of renter households	$49,688 ±$5,330
Renters paying 30% or more of income (cost-burdened)	41.9% ±7.9
Renters paying 50% or more (severely cost-burdened)	15.0% ±4.7
Renter households (where the share can be computed)	2,646

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$793	$1,042	+31.4%
Median renter household income	$36,010	$49,688	+38.0%
Renters paying 30%+ of income	41.7%	41.9%	+0.2 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 Franklin County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $97,400 (FY2025: $96,200, +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%)	$20,450 +1.2%	$23,400 +1.3%	$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%)	$34,100 +1.2%	$39,000 +1.3%	$43,850 +1.3%	$48,700 +1.2%	$52,600 +1.3%	$56,500 +1.3%	$60,400 +1.3%	$64,300 +1.3%
Low income (80%)	$54,550 +1.2%	$62,350 +1.2%	$70,150 +1.2%	$77,900 +1.2%	$84,150 +1.2%	$90,400 +1.2%	$96,600 +1.2%	$102,850 +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.