Shelby 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).

$1,0762-bedroom FMR, FY2027

$8231-bedroom FMR, FY2027

$76,80080% income limit, family of 4 (FY2026)

$96,000Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Shelby County is $1,076 a month, up 4.2% from $1,033 in FY2026. Shelby County belongs to the Shelby County, OH 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 Shelby County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$804	$720	+11.7%	$724 – $884
1 bedroom	$823	$787	+4.6%	$741 – $905
2 bedrooms	$1,076	$1,033	+4.2%	$969 – $1,183
3 bedrooms	$1,446	$1,384	+4.5%	$1,302 – $1,590
4 bedrooms	$1,485	$1,448	+2.6%	$1,337 – $1,633

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 Shelby County that is typically $969 to $1,183 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?

$45,421median income of renter households

$922Median gross rent, all units

24%Rent-to-income ratio (median rent ÷ median renter income)

36%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $45,421 can afford about $1,136 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,076 is $60 (5.2%) less than that. To rent a two-bedroom at the FMR, a household needs $43,040 a year under the 30% rule, or $38,736 under the common landlord rule that income must be three times the rent.

Shelby County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$922 ±$57
Median income of renter households	$45,421 ±$4,528
Renters paying 30% or more of income (cost-burdened)	36.1% ±6.0
Renters paying 50% or more (severely cost-burdened)	14.2% ±3.7
Renter households (where the share can be computed)	4,521

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$733	$922	+25.8%
Median renter household income	$43,614	$45,421	+4.1%
Renters paying 30%+ of income	31.1%	36.1%	+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 Shelby County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $96,000 (FY2025: $96,600, −0.6%). 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%)	$20,200 −0.5%	$23,050 −0.6%	$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%)	$33,600 −0.7%	$38,400 −0.6%	$43,200 −0.7%	$48,000 −0.6%	$51,850 −0.7%	$55,700 −0.6%	$59,550 −0.6%	$63,400 −0.6%
Low income (80%)	$53,800 −0.6%	$61,450 −0.6%	$69,150 −0.6%	$76,800 −0.6%	$82,950 −0.7%	$89,100 −0.7%	$95,250 −0.7%	$101,400 −0.6%

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.