Montgomery County, OH: 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).

$1,2482-bedroom FMR, FY2027

$1,0081-bedroom FMR, FY2027

$82,40080% income limit, family of 4 (FY2026)

$103,000Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Montgomery County is $1,248 a month, down 2.0% from $1,273 in FY2026. Montgomery County belongs to the Dayton-Kettering-Beavercreek, OH 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 Montgomery County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$909	$928	−2.0%	$819 – $999
1 bedroom	$1,008	$1,009	−0.1%	$908 – $1,108
2 bedrooms	$1,248	$1,273	−2.0%	$1,124 – $1,372
3 bedrooms	$1,623	$1,651	−1.7%	$1,461 – $1,785
4 bedrooms	$1,774	$1,817	−2.4%	$1,597 – $1,951

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 Montgomery County that is typically $1,124 to $1,372 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?

$43,098median income of renter households

$1,026Median gross rent, all units

29%Rent-to-income ratio (median rent ÷ median renter income)

47%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $43,098 can afford about $1,077 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,248 is $171 (15.8%) more than that. To rent a two-bedroom at the FMR, a household needs $49,920 a year under the 30% rule, or $44,928 under the common landlord rule that income must be three times the rent.

Montgomery County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,026 ±$16
Median income of renter households	$43,098 ±$1,275
Renters paying 30% or more of income (cost-burdened)	46.9% ±1.9
Renters paying 50% or more (severely cost-burdened)	23.4% ±1.4
Renter households (where the share can be computed)	81,968

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$793	$1,026	+29.4%
Median renter household income	$31,319	$43,098	+37.6%
Renters paying 30%+ of income	45.2%	46.9%	+1.7 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 $1,000 to $2,000 depending on the ZIP code.

All 88 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
43128	$770	$880	$1,020	$1,310	$1,460
43153	$1,120	$1,210	$1,470	$1,770	$2,020
45005	$980	$1,060	$1,350	$1,780	$2,000
45042	$930	$1,000	$1,280	$1,680	$1,900
45066	$1,460	$1,570	$2,000	$2,630	$2,960
45068	$1,270	$1,360	$1,740	$2,280	$2,580
45169	$760	$790	$1,000	$1,300	$1,580
45301	$1,290	$1,430	$1,770	$2,300	$2,510
45304	$870	$880	$1,060	$1,420	$1,430
45305	$1,100	$1,220	$1,510	$1,960	$2,150
45307	$790	$880	$1,090	$1,420	$1,550
45308	$870	$910	$1,100	$1,470	$1,520
45309	$880	$970	$1,200	$1,560	$1,700
45312	$990	$1,100	$1,360	$1,770	$1,930
45314	$820	$900	$1,120	$1,460	$1,590
45315	$820	$900	$1,120	$1,460	$1,590
45316	$760	$840	$1,080	$1,360	$1,530
45317	$780	$850	$1,080	$1,390	$1,500
45318	$730	$810	$1,000	$1,300	$1,430
45322	$940	$1,040	$1,290	$1,680	$1,830
45324	$960	$1,060	$1,320	$1,710	$1,880
45325	$950	$1,060	$1,310	$1,700	$1,860
45326	$880	$970	$1,210	$1,580	$1,710
45327	$840	$930	$1,150	$1,500	$1,640
45335	$730	$810	$1,000	$1,300	$1,430
45337	$1,050	$1,150	$1,410	$1,850	$1,990
45338	$820	$830	$1,090	$1,450	$1,530
45339	$810	$880	$1,100	$1,430	$1,570
45342	$1,120	$1,240	$1,540	$2,000	$2,190
45343	$900	$990	$1,230	$1,600	$1,750
45344	$760	$840	$1,090	$1,360	$1,550
45345	$760	$840	$1,040	$1,350	$1,480
45354	$960	$1,040	$1,320	$1,710	$1,880
45356	$840	$940	$1,160	$1,510	$1,650
45359	$730	$810	$1,000	$1,300	$1,430
45361	$1,270	$1,410	$1,740	$2,260	$2,470
45365	$790	$810	$1,060	$1,420	$1,460
45368	$700	$770	$1,000	$1,240	$1,430
45370	$890	$990	$1,220	$1,590	$1,730
45371	$990	$1,100	$1,360	$1,770	$1,930
45373	$850	$940	$1,170	$1,520	$1,660
45374	$870	$960	$1,190	$1,550	$1,690
45377	$790	$870	$1,080	$1,400	$1,540
45378	$800	$820	$1,070	$1,410	$1,520
45381	$780	$800	$1,040	$1,380	$1,470
45383	$810	$900	$1,110	$1,440	$1,580
45384	$850	$940	$1,160	$1,510	$1,650
45385	$850	$940	$1,160	$1,510	$1,650
45387	$790	$880	$1,090	$1,420	$1,550
45401	$900	$990	$1,230	$1,600	$1,750
45402	$980	$1,090	$1,350	$1,760	$1,920
45403	$730	$810	$1,000	$1,300	$1,430
45404	$850	$940	$1,160	$1,510	$1,650
45405	$790	$870	$1,080	$1,400	$1,540
45406	$820	$910	$1,130	$1,470	$1,610
45409	$970	$1,070	$1,330	$1,730	$1,890
45410	$900	$990	$1,230	$1,600	$1,750
45413	$900	$990	$1,230	$1,600	$1,750
45414	$810	$900	$1,110	$1,440	$1,580
45415	$840	$930	$1,150	$1,500	$1,630
45416	$1,030	$1,150	$1,420	$1,850	$2,020
45417	$840	$930	$1,150	$1,500	$1,630
45419	$870	$970	$1,200	$1,560	$1,710
45420	$910	$1,010	$1,250	$1,630	$1,780
45422	$900	$990	$1,230	$1,600	$1,750
45423	$900	$990	$1,230	$1,600	$1,750
45424	$1,000	$1,110	$1,370	$1,780	$1,950
45426	$850	$940	$1,170	$1,520	$1,660
45428	$840	$930	$1,150	$1,500	$1,630
45429	$930	$1,030	$1,280	$1,670	$1,820
45430	$1,250	$1,390	$1,720	$2,240	$2,440
45431	$1,140	$1,270	$1,570	$2,040	$2,230
45432	$780	$860	$1,070	$1,390	$1,520
45433	$1,270	$1,410	$1,740	$2,260	$2,470
45434	$1,320	$1,460	$1,810	$2,350	$2,570
45435	$960	$1,060	$1,320	$1,710	$1,880
45437	$900	$990	$1,230	$1,600	$1,750
45439	$910	$1,010	$1,250	$1,630	$1,780
45440	$1,000	$1,110	$1,370	$1,780	$1,950
45441	$900	$990	$1,230	$1,600	$1,750
45449	$930	$1,030	$1,270	$1,650	$1,810
45458	$1,160	$1,280	$1,600	$2,080	$2,280
45459	$1,060	$1,180	$1,460	$1,900	$2,080
45469	$970	$1,070	$1,330	$1,730	$1,890
45470	$900	$990	$1,230	$1,600	$1,750
45475	$900	$990	$1,230	$1,600	$1,750
45481	$980	$1,090	$1,350	$1,760	$1,920
45490	$900	$990	$1,230	$1,600	$1,750

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

HUD income limits for Montgomery County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $103,000 (FY2025: $93,800, +9.8%). 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%)	$21,650 +9.6%	$24,750 +9.8%	$27,850 +4.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$36,050 +9.7%	$41,200 +9.7%	$46,350 +9.7%	$51,500 +9.8%	$55,650 +9.8%	$59,750 +9.7%	$63,900 +9.8%	$68,000 +9.8%
Low income (80%)	$57,700 +9.8%	$65,950 +9.8%	$74,200 +9.8%	$82,400 +9.8%	$89,000 +9.7%	$95,600 +9.8%	$102,200 +9.8%	$108,800 +9.8%

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.