Madison 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).

$1,0632-bedroom FMR, FY2027

$8131-bedroom FMR, FY2027

$62,10080% income limit, family of 4 (FY2026)

$77,600Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Madison County is $1,063 a month, up 13.7% from $935 in FY2026. Madison County belongs to the Madison County, MO 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 Madison County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$783	$695	+12.7%	$705 – $861
1 bedroom	$813	$713	+14.0%	$732 – $894
2 bedrooms	$1,063	$935	+13.7%	$957 – $1,169
3 bedrooms	$1,267	$1,133	+11.8%	$1,141 – $1,393
4 bedrooms	$1,595	$1,390	+14.7%	$1,436 – $1,754

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 Madison County that is typically $957 to $1,169 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?

$35,737median income of renter households

$808Median gross rent, all units

27%Rent-to-income ratio (median rent ÷ median renter income)

41%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $35,737 can afford about $893 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,063 is $170 (19.0%) more than that. To rent a two-bedroom at the FMR, a household needs $42,520 a year under the 30% rule, or $38,268 under the common landlord rule that income must be three times the rent.

Madison County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$808 ±$68
Median income of renter households	$35,737 ±$2,534
Renters paying 30% or more of income (cost-burdened)	41.0% ±12.2
Renters paying 50% or more (severely cost-burdened)	11.7% ±7.3
Renter households (where the share can be computed)	1,129

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$607	$808	+33.1%
Median renter household income	$24,091	$35,737	+48.3%
Renters paying 30%+ of income	49.7%	41.0%	−8.7 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 Madison County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $77,600 (FY2025: $77,600, ±0.0%). 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%)	$16,350 ±0.0%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$48,150 ±0.0%	$51,250 ±0.0%
Very low income (50%)	$27,200 ±0.0%	$31,050 ±0.0%	$34,950 ±0.0%	$38,800 ±0.0%	$41,950 ±0.0%	$45,050 ±0.0%	$48,150 ±0.0%	$51,250 ±0.0%
Low income (80%)	$43,500 ±0.0%	$49,700 ±0.0%	$55,900 ±0.0%	$62,100 ±0.0%	$67,100 ±0.0%	$72,050 ±0.0%	$77,050 ±0.0%	$82,000 ±0.0%

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.