Cascade 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).

$1,3082-bedroom FMR, FY2027

$1,0001-bedroom FMR, FY2027

$72,80080% income limit, family of 4 (FY2026)

$89,000Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Cascade County is $1,308 a month, up 1.9% from $1,284 in FY2026. Cascade County belongs to the Great Falls, MT MSA 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 Cascade County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$993	$960	+3.4%	$894 – $1,092
1 bedroom	$1,000	$979	+2.1%	$900 – $1,100
2 bedrooms	$1,308	$1,284	+1.9%	$1,178 – $1,438
3 bedrooms	$1,811	$1,786	+1.4%	$1,630 – $1,992
4 bedrooms	$1,988	$2,035	−2.3%	$1,790 – $2,186

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 Cascade County that is typically $1,178 to $1,438 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?

$42,381median income of renter households

$939Median gross rent, all units

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

44%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $42,381 can afford about $1,060 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,308 is $248 (23.5%) more than that. To rent a two-bedroom at the FMR, a household needs $52,320 a year under the 30% rule, or $47,088 under the common landlord rule that income must be three times the rent.

Cascade County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$939 ±$28
Median income of renter households	$42,381 ±$2,128
Renters paying 30% or more of income (cost-burdened)	44.3% ±4.3
Renters paying 50% or more (severely cost-burdened)	19.3% ±3.5
Renter households (where the share can be computed)	10,380

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$770	$939	+21.9%
Median renter household income	$32,449	$42,381	+30.6%
Renters paying 30%+ of income	47.0%	44.3%	−2.7 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 $1,160 to $1,960 depending on the ZIP code.

All 20 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
59401	$870	$890	$1,160	$1,610	$1,840
59403	$990	$1,000	$1,310	$1,810	$1,990
59404	$1,180	$1,190	$1,550	$2,150	$2,360
59405	$1,000	$1,010	$1,320	$1,830	$2,010
59406	$990	$1,000	$1,310	$1,810	$1,990
59412	$930	$930	$1,220	$1,690	$1,860
59414	$970	$980	$1,280	$1,770	$1,950
59421	$1,010	$1,040	$1,350	$1,870	$2,040
59436	$1,200	$1,390	$1,580	$2,180	$2,630
59440	$1,230	$1,240	$1,620	$2,240	$2,450
59443	$1,090	$1,200	$1,440	$1,990	$2,310
59463	$990	$1,000	$1,310	$1,810	$1,990
59465	$990	$1,000	$1,310	$1,810	$1,990
59468	$1,090	$1,200	$1,420	$1,970	$2,300
59472	$1,020	$1,020	$1,340	$1,860	$2,040
59477	$970	$1,050	$1,330	$1,840	$1,990
59480	$990	$1,000	$1,310	$1,810	$2,000
59483	$1,110	$1,130	$1,470	$2,040	$2,230
59485	$1,490	$1,500	$1,960	$2,710	$2,980
59487	$960	$1,120	$1,260	$1,750	$1,960

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

HUD income limits for Cascade County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $89,000 (FY2025: $90,800, −2.0%). 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%)	$19,150 +0.3%	$21,850 +0.2%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$31,850 +0.2%	$36,400 +0.1%	$40,950 +0.1%	$45,500 +0.2%	$49,150 +0.2%	$52,800 +0.2%	$56,450 +0.3%	$60,100 +0.3%
Low income (80%)	$51,000 +0.2%	$58,250 +0.2%	$65,550 +0.2%	$72,800 +0.2%	$78,650 +0.2%	$84,450 +0.2%	$90,300 +0.2%	$96,100 +0.2%

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.