Benton County, OR: 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).

$1,8572-bedroom FMR, FY2027

$1,4871-bedroom FMR, FY2027

$100,00080% income limit, family of 4 (FY2026)

$125,000Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Benton County is $1,857 a month, up 1.8% from $1,824 in FY2026. Benton County belongs to the Corvallis, OR 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 Benton County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,365	$1,350	+1.1%	$1,229 – $1,501
1 bedroom	$1,487	$1,451	+2.5%	$1,339 – $1,635
2 bedrooms	$1,857	$1,824	+1.8%	$1,672 – $2,042
3 bedrooms	$2,571	$2,537	+1.3%	$2,314 – $2,828
4 bedrooms	$3,102	$2,862	+8.4%	$2,792 – $3,412

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 Benton County that is typically $1,672 to $2,042 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.

Oregon has a statewide cap on rent increases. 7% plus inflation, never more than 10% in 12 months. 2026: 9.5%. 2027: 10%. Calculate the maximum increase for Oregon →

Can local renters afford the fair market rent?

$40,844median income of renter households

$1,410Median gross rent, all units

41%Rent-to-income ratio (median rent ÷ median renter income)

63%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $40,844 can afford about $1,021 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,857 is $836 (81.9%) more than that. To rent a two-bedroom at the FMR, a household needs $74,280 a year under the 30% rule, or $66,852 under the common landlord rule that income must be three times the rent.

Benton County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,410 ±$43
Median income of renter households	$40,844 ±$3,896
Renters paying 30% or more of income (cost-burdened)	62.6% ±3.4
Renters paying 50% or more (severely cost-burdened)	39.2% ±2.7
Renter households (where the share can be computed)	15,365

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$1,081	$1,410	+30.4%
Median renter household income	$33,788	$40,844	+20.9%
Renters paying 30%+ of income	59.2%	62.6%	+3.4 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 $1,650 to $1,900 depending on the ZIP code.

All 11 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
97321	$1,220	$1,400	$1,720	$2,380	$2,740
97324	$1,220	$1,310	$1,650	$2,290	$2,580
97326	$1,220	$1,310	$1,650	$2,290	$2,710
97330	$1,370	$1,500	$1,870	$2,590	$3,120
97331	$1,380	$1,510	$1,890	$2,610	$3,140
97333	$1,390	$1,520	$1,900	$2,630	$3,160
97339	$1,370	$1,490	$1,860	$2,580	$3,110
97361	$1,220	$1,310	$1,650	$2,290	$2,580
97370	$1,360	$1,480	$1,850	$2,560	$3,090
97448	$1,220	$1,310	$1,650	$2,290	$2,580
97456	$1,350	$1,470	$1,830	$2,540	$3,060

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

HUD income limits for Benton County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $125,000 (FY2025: $126,300, −1.0%). 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%)	$26,250 +6.1%	$30,000 +6.0%	$33,750 +6.0%	$37,500 +6.1%	$40,500 +6.0%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$43,750 +6.1%	$50,000 +6.0%	$56,250 +6.0%	$62,500 +6.0%	$67,500 +6.0%	$72,500 +6.0%	$77,500 +6.0%	$82,500 +6.0%
Low income (80%)	$70,000 +6.0%	$80,000 +6.0%	$90,000 +6.0%	$100,000 +6.0%	$108,000 +6.0%	$116,000 +6.0%	$124,000 +6.0%	$132,000 +6.0%

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.