Franklin County, PA: 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).

$1,3252-bedroom FMR, FY2027

$1,0711-bedroom FMR, FY2027

$79,85080% income limit, family of 4 (FY2026)

$99,800Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Franklin County is $1,325 a month, down 3.9% from $1,379 in FY2026. Franklin County belongs to the Chambersburg, PA 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 Franklin County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$923	$1,014	−9.0%	$831 – $1,015
1 bedroom	$1,071	$1,119	−4.3%	$964 – $1,178
2 bedrooms	$1,325	$1,379	−3.9%	$1,193 – $1,457
3 bedrooms	$1,770	$1,825	−3.0%	$1,593 – $1,947
4 bedrooms	$1,900	$1,991	−4.6%	$1,710 – $2,090

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 Franklin County that is typically $1,193 to $1,457 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?

$50,164median income of renter households

$1,093Median gross rent, all units

26%Rent-to-income ratio (median rent ÷ median renter income)

41%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $50,164 can afford about $1,254 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,325 is $71 (5.7%) more than that. To rent a two-bedroom at the FMR, a household needs $53,000 a year under the 30% rule, or $47,700 under the common landlord rule that income must be three times the rent.

Franklin County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,093 ±$32
Median income of renter households	$50,164 ±$2,750
Renters paying 30% or more of income (cost-burdened)	40.7% ±3.7
Renters paying 50% or more (severely cost-burdened)	17.9% ±2.6
Renter households (where the share can be computed)	15,849

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$883	$1,093	+23.8%
Median renter household income	$40,918	$50,164	+22.6%
Renters paying 30%+ of income	40.3%	40.7%	+0.4 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 $1,230 to $1,720 depending on the ZIP code.

All 34 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
17021	$890	$950	$1,230	$1,550	$1,790
17201	$1,030	$1,200	$1,480	$1,980	$2,120
17202	$950	$1,110	$1,370	$1,830	$1,960
17210	$920	$1,010	$1,250	$1,650	$1,800
17214	$920	$1,010	$1,250	$1,650	$1,800
17217	$930	$1,080	$1,330	$1,780	$1,910
17219	$1,000	$1,090	$1,370	$1,750	$1,860
17220	$930	$1,080	$1,330	$1,780	$1,910
17221	$920	$1,010	$1,250	$1,650	$1,800
17222	$920	$1,020	$1,270	$1,690	$1,820
17224	$960	$1,120	$1,380	$1,840	$1,980
17225	$920	$1,010	$1,250	$1,650	$1,800
17231	$930	$1,080	$1,330	$1,780	$1,910
17232	$960	$1,090	$1,350	$1,790	$1,880
17233	$920	$1,010	$1,250	$1,650	$1,800
17235	$1,110	$1,140	$1,390	$1,860	$2,100
17236	$930	$1,070	$1,330	$1,770	$1,910
17237	$1,070	$1,240	$1,540	$2,060	$2,210
17240	$1,240	$1,390	$1,720	$2,240	$2,320
17244	$920	$1,010	$1,250	$1,650	$1,800
17246	$920	$1,010	$1,250	$1,650	$1,800
17247	$1,220	$1,350	$1,650	$2,180	$2,380
17250	$950	$1,080	$1,330	$1,780	$1,910
17251	$920	$1,050	$1,300	$1,720	$1,820
17252	$940	$1,090	$1,350	$1,800	$1,940
17254	$950	$1,110	$1,370	$1,830	$1,960
17256	$930	$1,080	$1,330	$1,780	$1,910
17257	$1,000	$1,120	$1,390	$1,810	$1,880
17261	$930	$1,080	$1,330	$1,780	$1,910
17262	$920	$1,010	$1,250	$1,650	$1,800
17263	$920	$1,050	$1,310	$1,750	$1,900
17265	$920	$1,010	$1,250	$1,650	$1,800
17268	$950	$1,110	$1,370	$1,830	$1,960
17271	$920	$1,010	$1,250	$1,650	$1,800

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

HUD income limits for Franklin County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $99,800 (FY2025: $95,500, +4.5%). 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%)	$21,000 +4.5%	$24,000 +4.6%	$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%)	$34,950 +4.5%	$39,950 +4.6%	$44,950 +4.5%	$49,900 +4.5%	$53,900 +4.5%	$57,900 +4.5%	$61,900 +4.5%	$65,900 +4.5%
Low income (80%)	$55,900 +4.5%	$63,900 +4.5%	$71,900 +4.5%	$79,850 +4.5%	$86,250 +4.5%	$92,650 +4.5%	$99,050 +4.5%	$105,450 +4.6%

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.