Sibley County, MN: 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).

$1,0142-bedroom FMR, FY2027

$7751-bedroom FMR, FY2027

$84,50080% income limit, family of 4 (FY2026)

$105,600Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Sibley County is $1,014 a month, up 4.2% from $973 in FY2026. Sibley County belongs to the Sibley County, MN 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 Sibley County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$706	$671	+5.2%	$636 – $776
1 bedroom	$775	$742	+4.4%	$698 – $852
2 bedrooms	$1,014	$973	+4.2%	$913 – $1,115
3 bedrooms	$1,404	$1,299	+8.1%	$1,264 – $1,544
4 bedrooms	$1,695	$1,304	+30.0%	$1,526 – $1,864

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 Sibley County that is typically $913 to $1,115 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?

$49,167median income of renter households

$855Median gross rent, all units

21%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 $49,167 can afford about $1,229 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,014 is $215 (17.5%) less than that. To rent a two-bedroom at the FMR, a household needs $40,560 a year under the 30% rule, or $36,504 under the common landlord rule that income must be three times the rent.

Sibley County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$855 ±$76
Median income of renter households	$49,167 ±$7,078
Renters paying 30% or more of income (cost-burdened)	41.6% ±9.9
Renters paying 50% or more (severely cost-burdened)	20.0% ±7.3
Renter households (where the share can be computed)	951

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$719	$855	+18.9%
Median renter household income	$37,000	$49,167	+32.9%
Renters paying 30%+ of income	35.3%	41.6%	+6.3 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 Sibley County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $105,600 (FY2025: $101,700, +3.8%). 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%)	$22,200 +4.0%	$25,400 +4.1%	$28,550 +4.0%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$37,000 +3.9%	$42,250 +3.8%	$47,550 +3.8%	$52,800 +3.8%	$57,050 +3.8%	$61,250 +3.8%	$65,500 +3.8%	$69,700 +3.8%
Low income (80%)	$59,150 +3.9%	$67,600 +3.8%	$76,050 +3.8%	$84,500 +3.9%	$91,300 +3.9%	$98,050 +3.9%	$104,800 +3.9%	$111,550 +3.9%

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.