Thomas 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).

$9612-bedroom FMR, FY2027

$7591-bedroom FMR, FY2027

$82,95080% income limit, family of 4 (FY2026)

$103,700Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Thomas County is $961 a month, up 9.6% from $877 in FY2026. Thomas County belongs to the Thomas 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 Thomas County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$707	$643	+10.0%	$637 – $777
1 bedroom	$759	$688	+10.3%	$684 – $834
2 bedrooms	$961	$877	+9.6%	$865 – $1,057
3 bedrooms	$1,154	$1,116	+3.4%	$1,039 – $1,269
4 bedrooms	$1,418	$1,276	+11.1%	$1,277 – $1,559

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 Thomas County that is typically $865 to $1,057 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?

$24,884median income of renter households

$752Median gross rent, all units

36%Rent-to-income ratio (median rent ÷ median renter income)

59%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $24,884 can afford about $622 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $961 is $339 (54.5%) more than that. To rent a two-bedroom at the FMR, a household needs $38,440 a year under the 30% rule, or $34,596 under the common landlord rule that income must be three times the rent.

Thomas County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$752 ±$90
Median income of renter households	$24,884 ±$10,000
Renters paying 30% or more of income (cost-burdened)	59.2% ±20.0
Renters paying 50% or more (severely cost-burdened)	26.2% ±15.2
Renter households (where the share can be computed)	733

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$638	$752	+17.9%
Median renter household income	$30,063	$24,884	−17.2%
Renters paying 30%+ of income	40.0%	59.2%	+19.2 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 Thomas County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $103,700 (FY2025: $104,800, −1.0%). 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%)	$21,800 +2.3%	$24,900 +2.3%	$28,000 +2.2%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$36,300 +2.3%	$41,500 +2.3%	$46,700 +2.3%	$51,850 +2.3%	$56,000 +2.2%	$60,150 +2.2%	$64,300 +2.2%	$68,450 +2.2%
Low income (80%)	$58,100 +2.3%	$66,400 +2.3%	$74,700 +2.3%	$82,950 +2.3%	$89,600 +2.3%	$96,250 +2.3%	$102,900 +2.3%	$109,500 +2.2%

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.