San Juan County, NM: 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).

$1,1162-bedroom FMR, FY2027

$8551-bedroom FMR, FY2027

$64,25080% income limit, family of 4 (FY2026)

$80,300Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in San Juan County is $1,116 a month, up 2.9% from $1,085 in FY2026. San Juan County belongs to the Farmington, NM 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 San Juan County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$850	$882	−3.6%	$765 – $935
1 bedroom	$855	$885	−3.4%	$770 – $940
2 bedrooms	$1,116	$1,085	+2.9%	$1,005 – $1,227
3 bedrooms	$1,545	$1,509	+2.4%	$1,391 – $1,699
4 bedrooms	$1,673	$1,630	+2.6%	$1,506 – $1,840

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 San Juan County that is typically $1,005 to $1,227 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?

$38,547median income of renter households

$956Median gross rent, all units

30%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 $38,547 can afford about $964 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,116 is $152 (15.8%) more than that. To rent a two-bedroom at the FMR, a household needs $44,640 a year under the 30% rule, or $40,176 under the common landlord rule that income must be three times the rent.

San Juan County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$956 ±$44
Median income of renter households	$38,547 ±$3,068
Renters paying 30% or more of income (cost-burdened)	42.4% ±4.6
Renters paying 50% or more (severely cost-burdened)	21.7% ±3.2
Renter households (where the share can be computed)	10,404

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$817	$956	+17.0%
Median renter household income	$35,349	$38,547	+9.0%
Renters paying 30%+ of income	43.8%	42.4%	−1.4 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 $1,010 to $1,470 depending on the ZIP code.

All 22 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
81137	$1,070	$1,090	$1,440	$1,750	$2,070
86514	$870	$950	$1,240	$1,710	$2,050
87037	$840	$850	$1,080	$1,490	$1,640
87313	$800	$810	$1,010	$1,360	$1,470
87325	$800	$860	$1,090	$1,360	$1,490
87328	$800	$820	$1,060	$1,440	$1,650
87364	$800	$800	$1,010	$1,410	$1,530
87401	$910	$910	$1,190	$1,650	$1,780
87402	$930	$930	$1,220	$1,690	$1,830
87410	$800	$800	$1,010	$1,410	$1,530
87412	$820	$830	$1,090	$1,510	$1,630
87413	$840	$850	$1,110	$1,540	$1,660
87415	$1,190	$1,200	$1,470	$2,050	$2,210
87416	$940	$940	$1,230	$1,700	$1,840
87417	$800	$800	$1,010	$1,410	$1,530
87418	$930	$950	$1,240	$1,630	$1,760
87419	$980	$1,010	$1,310	$1,660	$1,820
87420	$800	$800	$1,010	$1,410	$1,530
87421	$900	$900	$1,180	$1,630	$1,760
87455	$800	$800	$1,010	$1,410	$1,530
87461	$800	$800	$1,010	$1,410	$1,530
87499	$880	$890	$1,160	$1,610	$1,740

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

HUD income limits for San Juan County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $80,300 (FY2025: $75,600, +6.2%). 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%)	$16,900 +6.3%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$49,800 +6.2%	$53,000 +6.2%
Very low income (50%)	$28,150 +6.2%	$32,150 +6.3%	$36,150 +6.2%	$40,150 +6.2%	$43,400 +6.2%	$46,600 +6.3%	$49,800 +6.2%	$53,000 +6.2%
Low income (80%)	$45,000 +6.3%	$51,400 +6.2%	$57,850 +6.2%	$64,250 +6.2%	$69,400 +6.2%	$74,550 +6.2%	$79,700 +6.2%	$84,850 +6.2%

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.