Franklin County, MO: 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).

$1,3492-bedroom FMR, FY2027

$1,1041-bedroom FMR, FY2027

$90,80080% income limit, family of 4 (FY2026)

$113,500Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Franklin County is $1,349 a month, up 10.8% from $1,218 in FY2026. Franklin County belongs to the St. Louis, MO-IL HUD Metro FMR Area 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 Franklin County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,064	$955	+11.4%	$958 – $1,170
1 bedroom	$1,104	$995	+11.0%	$994 – $1,214
2 bedrooms	$1,349	$1,218	+10.8%	$1,215 – $1,483
3 bedrooms	$1,731	$1,568	+10.4%	$1,558 – $1,904
4 bedrooms	$1,997	$1,812	+10.2%	$1,798 – $2,196

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 $1,215 to $1,483 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?

$45,672median income of renter households

$893Median gross rent, all units

23%Rent-to-income ratio (median rent ÷ median renter income)

40%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $45,672 can afford about $1,142 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,349 is $207 (18.1%) more than that. To rent a two-bedroom at the FMR, a household needs $53,960 a year under the 30% rule, or $48,564 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)	$893 ±$26
Median income of renter households	$45,672 ±$3,366
Renters paying 30% or more of income (cost-burdened)	40.1% ±4.0
Renters paying 50% or more (severely cost-burdened)	17.9% ±3.0
Renter households (where the share can be computed)	9,412

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$746	$893	+19.7%
Median renter household income	$35,610	$45,672	+28.3%
Renters paying 30%+ of income	37.2%	40.1%	+2.9 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 $960 to $2,020 depending on the ZIP code.

All 268 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
62001	$760	$790	$960	$1,230	$1,420
62002	$1,030	$1,060	$1,300	$1,670	$1,930
62006	$760	$790	$960	$1,230	$1,420
62010	$880	$920	$1,120	$1,440	$1,660
62012	$910	$930	$1,180	$1,480	$1,780
62013	$760	$790	$960	$1,230	$1,420
62018	$1,020	$1,060	$1,290	$1,660	$1,910
62021	$880	$900	$1,140	$1,420	$1,720
62022	$950	$990	$1,200	$1,550	$1,780
62024	$850	$880	$1,080	$1,390	$1,600
62025	$1,180	$1,230	$1,500	$1,920	$2,220
62026	$1,180	$1,230	$1,500	$1,920	$2,220
62028	$970	$1,010	$1,230	$1,580	$1,820
62030	$790	$820	$1,010	$1,290	$1,510
62031	$770	$800	$980	$1,260	$1,460
62034	$1,050	$1,090	$1,330	$1,710	$1,970
62035	$1,140	$1,180	$1,440	$1,850	$2,130
62036	$1,080	$1,130	$1,370	$1,760	$2,030
62037	$760	$790	$960	$1,230	$1,420
62040	$900	$930	$1,140	$1,460	$1,690
62045	$820	$860	$1,060	$1,340	$1,570
62046	$910	$950	$1,160	$1,490	$1,720
62047	$760	$790	$960	$1,230	$1,420
62048	$920	$960	$1,170	$1,500	$1,730
62052	$800	$830	$1,020	$1,310	$1,510
62053	$760	$790	$960	$1,230	$1,420
62054	$690	$740	$960	$1,200	$1,480
62058	$760	$790	$960	$1,230	$1,420
62059	$840	$880	$1,070	$1,370	$1,580
62060	$990	$1,020	$1,250	$1,600	$1,850
62061	$910	$950	$1,160	$1,490	$1,720
62062	$980	$1,010	$1,240	$1,590	$1,840
62063	$770	$790	$1,000	$1,250	$1,510
62065	$760	$790	$960	$1,230	$1,420
62067	$1,010	$1,050	$1,280	$1,650	$1,900
62070	$760	$790	$960	$1,230	$1,420
62071	$1,040	$1,080	$1,320	$1,690	$1,950
62074	$750	$780	$960	$1,220	$1,430
62079	$810	$830	$1,050	$1,310	$1,590
62084	$930	$970	$1,180	$1,510	$1,750
62086	$710	$920	$1,020	$1,320	$1,340
62087	$800	$830	$1,010	$1,300	$1,500
62088	$820	$820	$1,070	$1,310	$1,630
62090	$900	$930	$1,140	$1,460	$1,690
62095	$900	$930	$1,140	$1,460	$1,690
62097	$940	$960	$1,200	$1,510	$1,790
62201	$780	$810	$990	$1,270	$1,470
62202	$1,040	$1,080	$1,320	$1,690	$1,950
62203	$970	$1,010	$1,230	$1,580	$1,820
62204	$820	$850	$1,040	$1,330	$1,540
62205	$1,030	$1,060	$1,300	$1,670	$1,920
62206	$1,000	$1,040	$1,270	$1,630	$1,880
62207	$850	$880	$1,080	$1,390	$1,600
62208	$1,140	$1,190	$1,450	$1,860	$2,150
62215	$1,050	$1,090	$1,330	$1,710	$1,970
62216	$990	$1,020	$1,250	$1,600	$1,850
62218	$820	$910	$1,080	$1,410	$1,570
62219	$990	$1,030	$1,260	$1,620	$1,870
62220	$960	$1,000	$1,220	$1,570	$1,810
62221	$1,080	$1,120	$1,370	$1,760	$2,030
62222	$1,040	$1,080	$1,320	$1,690	$1,950
62223	$1,030	$1,070	$1,310	$1,680	$1,940
62225	$1,590	$1,650	$2,020	$2,590	$2,990
62226	$950	$990	$1,210	$1,550	$1,790
62230	$840	$880	$1,070	$1,370	$1,580
62231	$990	$1,030	$1,260	$1,620	$1,870
62232	$1,010	$1,050	$1,280	$1,640	$1,900
62234	$990	$1,020	$1,250	$1,600	$1,850
62236	$1,070	$1,110	$1,360	$1,750	$2,010
62239	$890	$920	$1,130	$1,450	$1,670
62240	$970	$1,010	$1,230	$1,580	$1,820
62243	$1,070	$1,110	$1,360	$1,750	$2,010
62244	$1,000	$1,040	$1,270	$1,630	$1,880
62245	$780	$810	$990	$1,270	$1,470
62246	$690	$890	$970	$1,260	$1,340
62248	$790	$820	$1,000	$1,280	$1,480
62249	$800	$830	$1,020	$1,310	$1,510
62250	$760	$790	$960	$1,230	$1,420
62252	$950	$990	$1,210	$1,550	$1,790
62253	$700	$850	$960	$1,250	$1,340
62254	$1,100	$1,150	$1,400	$1,800	$2,070
62255	$840	$870	$1,060	$1,360	$1,570
62256	$1,000	$1,040	$1,270	$1,630	$1,880
62257	$750	$800	$960	$1,240	$1,410
62258	$1,220	$1,270	$1,550	$1,990	$2,300
62260	$1,080	$1,120	$1,370	$1,760	$2,030
62264	$950	$980	$1,200	$1,540	$1,780
62265	$1,130	$1,170	$1,430	$1,840	$2,120
62266	$1,000	$1,080	$1,290	$1,680	$1,890
62269	$1,240	$1,290	$1,570	$2,010	$2,320
62275	$780	$960	$1,080	$1,400	$1,470
62277	$690	$750	$960	$1,210	$1,500
62278	$770	$840	$1,090	$1,370	$1,710
62279	$770	$820	$1,040	$1,310	$1,590
62281	$1,250	$1,300	$1,590	$2,040	$2,350
62282	$780	$810	$990	$1,270	$1,470
62285	$820	$850	$1,040	$1,330	$1,540
62289	$800	$830	$1,010	$1,300	$1,500
62293	$880	$910	$1,110	$1,420	$1,640
62294	$1,060	$1,100	$1,350	$1,730	$2,000
62295	$1,220	$1,270	$1,550	$1,990	$2,300
62298	$910	$940	$1,150	$1,480	$1,700
62355	$920	$990	$1,270	$1,580	$1,900
62366	$690	$740	$960	$1,170	$1,450
62801	$700	$790	$960	$1,250	$1,550
62875	$800	$890	$1,090	$1,420	$1,760
62882	$690	$790	$960	$1,250	$1,610
63005	$1,470	$1,520	$1,860	$2,390	$2,750
63006	$1,130	$1,170	$1,430	$1,840	$2,120
63010	$1,030	$1,070	$1,310	$1,680	$1,940
63011	$1,510	$1,560	$1,910	$2,450	$2,830
63012	$1,290	$1,340	$1,640	$2,100	$2,430
63013	$930	$970	$1,180	$1,520	$1,750
63014	$750	$780	$960	$1,260	$1,410
63015	$760	$790	$960	$1,230	$1,420
63016	$940	$970	$1,190	$1,530	$1,760
63017	$1,520	$1,580	$1,930	$2,480	$2,860
63019	$940	$970	$1,190	$1,530	$1,760
63020	$840	$870	$1,060	$1,360	$1,570
63021	$1,290	$1,330	$1,630	$2,090	$2,410
63022	$1,130	$1,170	$1,430	$1,840	$2,120
63023	$920	$970	$1,180	$1,500	$1,750
63024	$1,130	$1,170	$1,430	$1,840	$2,120
63025	$1,190	$1,240	$1,510	$1,940	$2,240
63026	$1,090	$1,130	$1,380	$1,770	$2,040
63028	$910	$950	$1,160	$1,490	$1,720
63030	$840	$960	$1,100	$1,360	$1,680
63031	$1,300	$1,350	$1,650	$2,120	$2,440
63032	$1,130	$1,170	$1,430	$1,840	$2,120
63033	$1,110	$1,150	$1,410	$1,810	$2,090
63034	$1,590	$1,650	$2,020	$2,590	$2,990
63037	$780	$810	$990	$1,280	$1,460
63038	$1,320	$1,370	$1,670	$2,140	$2,470
63039	$990	$1,030	$1,260	$1,620	$1,870
63040	$1,480	$1,540	$1,880	$2,410	$2,780
63041	$910	$980	$1,180	$1,490	$1,760
63042	$940	$970	$1,190	$1,530	$1,760
63043	$1,170	$1,210	$1,480	$1,900	$2,190
63044	$1,050	$1,090	$1,330	$1,710	$1,970
63045	$1,130	$1,170	$1,430	$1,840	$2,120
63047	$950	$980	$1,200	$1,540	$1,780
63048	$1,300	$1,350	$1,650	$2,130	$2,450
63049	$910	$950	$1,160	$1,490	$1,720
63050	$940	$970	$1,190	$1,530	$1,760
63051	$1,040	$1,080	$1,320	$1,690	$1,950
63052	$910	$950	$1,160	$1,490	$1,720
63053	$910	$950	$1,160	$1,490	$1,720
63055	$910	$940	$1,150	$1,480	$1,700
63056	$1,030	$1,070	$1,310	$1,680	$1,940
63057	$950	$980	$1,200	$1,540	$1,780
63060	$900	$950	$1,160	$1,490	$1,710
63061	$900	$950	$1,160	$1,490	$1,710
63065	$950	$980	$1,200	$1,540	$1,780
63066	$950	$980	$1,200	$1,540	$1,780
63068	$910	$940	$1,150	$1,480	$1,700
63069	$870	$900	$1,100	$1,410	$1,630
63070	$840	$870	$1,060	$1,360	$1,570
63071	$840	$1,050	$1,140	$1,360	$1,790
63072	$1,040	$1,080	$1,320	$1,690	$1,950
63073	$1,110	$1,150	$1,410	$1,810	$2,090
63074	$940	$970	$1,190	$1,530	$1,760
63077	$900	$930	$1,140	$1,460	$1,690
63079	$860	$900	$1,090	$1,410	$1,640
63080	$860	$900	$1,090	$1,410	$1,640
63084	$840	$870	$1,060	$1,360	$1,570
63087	$770	$790	$1,000	$1,230	$1,390
63088	$1,260	$1,310	$1,600	$2,050	$2,370
63089	$1,110	$1,150	$1,410	$1,810	$2,090
63090	$830	$860	$1,050	$1,350	$1,550
63091	$710	$740	$960	$1,320	$1,360
63101	$1,260	$1,310	$1,600	$2,050	$2,370
63102	$1,140	$1,190	$1,450	$1,860	$2,150
63103	$1,000	$1,040	$1,270	$1,630	$1,880
63104	$1,180	$1,220	$1,490	$1,910	$2,210
63105	$1,490	$1,550	$1,890	$2,430	$2,800
63106	$820	$850	$1,040	$1,330	$1,540
63107	$870	$900	$1,100	$1,410	$1,630
63108	$1,580	$1,640	$2,000	$2,570	$2,960
63109	$1,090	$1,130	$1,380	$1,770	$2,040
63110	$1,290	$1,330	$1,630	$2,090	$2,410
63111	$840	$880	$1,070	$1,370	$1,580
63112	$1,040	$1,080	$1,320	$1,690	$1,950
63113	$990	$1,020	$1,250	$1,600	$1,850
63114	$1,100	$1,150	$1,400	$1,800	$2,070
63115	$910	$950	$1,160	$1,490	$1,720
63116	$1,030	$1,070	$1,310	$1,680	$1,940
63117	$1,210	$1,260	$1,540	$1,980	$2,280
63118	$1,040	$1,080	$1,320	$1,690	$1,950
63119	$1,140	$1,180	$1,440	$1,850	$2,130
63120	$880	$920	$1,120	$1,440	$1,660
63121	$970	$1,010	$1,230	$1,580	$1,820
63122	$1,260	$1,310	$1,600	$2,050	$2,370
63123	$1,080	$1,120	$1,370	$1,760	$2,030
63124	$1,590	$1,650	$2,020	$2,590	$2,990
63125	$910	$950	$1,160	$1,490	$1,720
63126	$1,060	$1,100	$1,350	$1,730	$2,000
63127	$1,140	$1,190	$1,450	$1,860	$2,150
63128	$1,090	$1,130	$1,380	$1,770	$2,040
63129	$1,050	$1,090	$1,330	$1,710	$1,970
63130	$1,170	$1,210	$1,480	$1,900	$2,190
63131	$1,590	$1,650	$2,020	$2,590	$2,990
63132	$1,290	$1,340	$1,640	$2,100	$2,430
63133	$1,000	$1,040	$1,270	$1,630	$1,880
63134	$1,080	$1,120	$1,370	$1,760	$2,030
63135	$1,110	$1,150	$1,410	$1,810	$2,090
63136	$970	$1,010	$1,230	$1,580	$1,820
63137	$1,030	$1,060	$1,300	$1,670	$1,920
63138	$1,080	$1,120	$1,370	$1,760	$2,030
63139	$1,180	$1,230	$1,500	$1,920	$2,220
63140	$840	$870	$1,060	$1,360	$1,570
63141	$1,450	$1,510	$1,840	$2,360	$2,720
63143	$880	$920	$1,120	$1,440	$1,660
63144	$1,400	$1,460	$1,780	$2,280	$2,640
63145	$1,130	$1,170	$1,430	$1,840	$2,120
63146	$1,390	$1,440	$1,760	$2,260	$2,610
63147	$960	$1,000	$1,220	$1,570	$1,810
63151	$1,130	$1,170	$1,430	$1,840	$2,120
63155	$980	$1,010	$1,240	$1,590	$1,840
63156	$980	$1,010	$1,240	$1,590	$1,840
63166	$980	$1,010	$1,240	$1,590	$1,840
63177	$980	$1,010	$1,240	$1,590	$1,840
63178	$980	$1,010	$1,240	$1,590	$1,840
63180	$980	$1,010	$1,240	$1,590	$1,840
63301	$1,100	$1,150	$1,400	$1,800	$2,070
63302	$1,250	$1,300	$1,590	$2,040	$2,350
63303	$1,320	$1,380	$1,680	$2,160	$2,490
63304	$1,550	$1,600	$1,960	$2,520	$2,900
63332	$1,320	$1,380	$1,680	$2,160	$2,490
63333	$810	$820	$1,070	$1,480	$1,560
63334	$740	$770	$1,010	$1,200	$1,340
63338	$1,250	$1,300	$1,590	$2,040	$2,350
63341	$1,380	$1,430	$1,750	$2,250	$2,590
63342	$980	$1,010	$1,240	$1,590	$1,840
63343	$950	$980	$1,200	$1,540	$1,780
63344	$850	$880	$1,120	$1,370	$1,540
63346	$1,250	$1,300	$1,590	$2,040	$2,350
63347	$870	$900	$1,100	$1,410	$1,630
63348	$1,560	$1,620	$1,980	$2,540	$2,930
63349	$910	$940	$1,150	$1,480	$1,700
63351	$740	$750	$960	$1,310	$1,410
63357	$930	$970	$1,180	$1,510	$1,750
63359	$720	$740	$960	$1,220	$1,340
63362	$1,060	$1,100	$1,350	$1,730	$2,000
63363	$770	$780	$1,010	$1,390	$1,480
63365	$1,210	$1,260	$1,540	$1,980	$2,280
63366	$1,210	$1,260	$1,540	$1,980	$2,280
63367	$1,500	$1,560	$1,900	$2,440	$2,810
63368	$1,390	$1,440	$1,760	$2,260	$2,610
63369	$1,150	$1,200	$1,460	$1,870	$2,160
63373	$1,040	$1,080	$1,320	$1,690	$1,950
63376	$1,180	$1,220	$1,490	$1,910	$2,210
63377	$840	$880	$1,070	$1,370	$1,580
63378	$980	$1,010	$1,240	$1,590	$1,840
63379	$970	$1,010	$1,230	$1,580	$1,820
63380	$950	$980	$1,200	$1,540	$1,780
63381	$840	$860	$1,080	$1,450	$1,590
63383	$1,030	$1,060	$1,300	$1,670	$1,920
63385	$1,210	$1,260	$1,540	$1,980	$2,280
63386	$1,110	$1,150	$1,410	$1,810	$2,090
63387	$840	$880	$1,070	$1,370	$1,580
63389	$910	$940	$1,150	$1,480	$1,700
63390	$950	$990	$1,210	$1,550	$1,790
63627	$800	$890	$1,060	$1,320	$1,680
63628	$730	$740	$960	$1,160	$1,340
65041	$760	$780	$1,020	$1,410	$1,450
65066	$740	$760	$1,000	$1,380	$1,410
65441	$810	$810	$1,030	$1,400	$1,630
65453	$750	$760	$960	$1,310	$1,510

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

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 $113,500 (FY2025: $111,400, +1.9%). 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%)	$23,850 +1.9%	$27,250 +1.9%	$30,650 +1.8%	$34,050 +1.9%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$39,750 +1.9%	$45,400 +1.8%	$51,100 +1.9%	$56,750 +1.9%	$61,300 +1.8%	$65,850 +1.9%	$70,400 +1.9%	$74,950 +1.9%
Low income (80%)	$63,600 +1.9%	$72,650 +1.9%	$81,750 +1.9%	$90,800 +1.9%	$98,100 +1.9%	$105,350 +1.9%	$112,600 +1.9%	$119,900 +1.9%

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.