Williams County, ND: 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).

$1,3882-bedroom FMR, FY2027

$1,2321-bedroom FMR, FY2027

$88,95080% income limit, family of 4 (FY2026)

$111,200Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Williams County is $1,388 a month, up 16.1% from $1,196 in FY2026. Williams County belongs to the Williams County, ND 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 Williams County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,133	$1,042	+8.7%	$1,020 – $1,246
1 bedroom	$1,232	$1,068	+15.4%	$1,109 – $1,355
2 bedrooms	$1,388	$1,196	+16.1%	$1,250 – $1,526
3 bedrooms	$1,796	$1,578	+13.8%	$1,617 – $1,975
4 bedrooms	$1,824	$1,745	+4.5%	$1,642 – $2,006

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 Williams County that is typically $1,250 to $1,526 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?

$58,914median income of renter households

$1,123Median gross rent, all units

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

29%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $58,914 can afford about $1,473 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,388 is $85 (5.8%) less than that. To rent a two-bedroom at the FMR, a household needs $55,520 a year under the 30% rule, or $49,968 under the common landlord rule that income must be three times the rent.

Williams County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,123 ±$56
Median income of renter households	$58,914 ±$4,633
Renters paying 30% or more of income (cost-burdened)	29.1% ±7.5
Renters paying 50% or more (severely cost-burdened)	7.2% ±3.3
Renter households (where the share can be computed)	6,749

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$968	$1,123	+16.0%
Median renter household income	$69,042	$58,914	−14.7%
Renters paying 30%+ of income	24.1%	29.1%	+5.0 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 Williams County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $111,200 (FY2025: $113,000, −1.6%). 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%)	$23,350 −1.7%	$26,700 −1.7%	$30,050 −1.6%	$33,350 −1.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$38,950 −1.5%	$44,500 −1.5%	$50,050 −1.6%	$55,600 −1.6%	$60,050 −1.6%	$64,500 −1.6%	$68,950 −1.6%	$73,400 −1.6%
Low income (80%)	$62,300 −1.6%	$71,200 −1.6%	$80,100 −1.6%	$88,950 −1.6%	$96,100 −1.6%	$103,200 −1.6%	$110,300 −1.6%	$117,450 −1.6%

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.