Carbon County, MT: 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).

$1,4322-bedroom FMR, FY2027

$1,1321-bedroom FMR, FY2027

$85,45080% income limit, family of 4 (FY2026)

$113,000Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Carbon County is $1,432 a month, up 1.1% from $1,417 in FY2026. Carbon County belongs to the Billings, MT 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 Carbon County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,003	$1,016	−1.3%	$903 – $1,103
1 bedroom	$1,132	$1,109	+2.1%	$1,019 – $1,245
2 bedrooms	$1,432	$1,417	+1.1%	$1,289 – $1,575
3 bedrooms	$1,983	$1,951	+1.6%	$1,785 – $2,181
4 bedrooms	$2,261	$2,216	+2.0%	$2,035 – $2,487

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 Carbon County that is typically $1,289 to $1,575 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?

$55,833median income of renter households

$844Median gross rent, all units

18%Rent-to-income ratio (median rent ÷ median renter income)

33%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $55,833 can afford about $1,396 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,432 is $36 (2.6%) more than that. To rent a two-bedroom at the FMR, a household needs $57,280 a year under the 30% rule, or $51,552 under the common landlord rule that income must be three times the rent.

Carbon County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$844 ±$113
Median income of renter households	$55,833 ±$25,244
Renters paying 30% or more of income (cost-burdened)	32.7% ±28.3
Renters paying 50% or more (severely cost-burdened)	19.3% ±3.1
Renter households (where the share can be computed)	791

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$791	$844	+6.7%
Median renter household income	$42,384	$55,833	+31.7%
Renters paying 30%+ of income	46.4%	32.7%	−13.7 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.

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 $1,280 to $2,060 depending on the ZIP code.

All 31 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
59001	$920	$1,000	$1,290	$1,790	$2,150
59002	$1,040	$1,180	$1,490	$2,060	$2,350
59006	$920	$1,000	$1,280	$1,760	$2,000
59007	$920	$1,000	$1,280	$1,760	$2,000
59008	$990	$1,050	$1,350	$1,850	$2,070
59013	$1,160	$1,300	$1,650	$2,290	$2,600
59014	$920	$1,000	$1,280	$1,760	$2,000
59015	$1,020	$1,120	$1,380	$1,900	$2,230
59019	$920	$1,000	$1,280	$1,760	$2,010
59024	$1,010	$1,140	$1,440	$1,990	$2,270
59026	$940	$1,000	$1,280	$1,760	$2,000
59029	$930	$1,000	$1,280	$1,760	$2,000
59037	$960	$1,070	$1,370	$1,890	$2,170
59041	$1,180	$1,330	$1,680	$2,330	$2,650
59044	$920	$1,040	$1,310	$1,810	$2,070
59057	$1,030	$1,150	$1,470	$2,040	$2,390
59063	$1,060	$1,170	$1,530	$2,120	$2,550
59064	$920	$1,000	$1,280	$1,760	$2,030
59068	$920	$1,000	$1,280	$1,760	$2,000
59070	$1,120	$1,260	$1,600	$2,220	$2,530
59071	$920	$1,000	$1,280	$1,760	$2,000
59079	$1,440	$1,630	$2,060	$2,850	$3,250
59088	$920	$1,000	$1,280	$1,760	$2,000
59101	$950	$1,070	$1,360	$1,880	$2,150
59102	$1,030	$1,160	$1,470	$2,040	$2,320
59103	$1,010	$1,140	$1,440	$1,990	$2,270
59104	$1,010	$1,140	$1,440	$1,990	$2,270
59105	$1,140	$1,290	$1,630	$2,260	$2,570
59106	$1,250	$1,410	$1,780	$2,460	$2,810
59107	$1,010	$1,140	$1,440	$1,990	$2,270
59108	$1,010	$1,140	$1,440	$1,990	$2,270

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

HUD income limits for Carbon County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $113,000 (FY2025: $97,100, +16.4%). 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%)	$22,450 +9.8%	$25,650 +9.9%	$28,850 +8.3%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$37,400 +10.0%	$42,700 +9.9%	$48,050 +10.0%	$53,400 +10.0%	$57,650 +9.9%	$61,950 +9.9%	$66,250 +10.0%	$70,500 +10.0%
Low income (80%)	$59,800 +9.9%	$68,400 +10.0%	$76,900 +9.9%	$85,450 +10.0%	$92,300 +9.9%	$99,150 +10.0%	$105,950 +10.0%	$112,800 +9.9%

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.