Lycoming 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).

$1,2172-bedroom FMR, FY2027

$1,0051-bedroom FMR, FY2027

$68,95080% income limit, family of 4 (FY2026)

$85,200Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Lycoming County is $1,217 a month, up 1.8% from $1,195 in FY2026. Lycoming County belongs to the Williamsport, 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 Lycoming County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$847	$824	+2.8%	$763 – $931
1 bedroom	$1,005	$995	+1.0%	$905 – $1,105
2 bedrooms	$1,217	$1,195	+1.8%	$1,096 – $1,338
3 bedrooms	$1,623	$1,586	+2.3%	$1,461 – $1,785
4 bedrooms	$1,792	$1,737	+3.2%	$1,613 – $1,971

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 Lycoming County that is typically $1,096 to $1,338 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?

$36,610median income of renter households

$913Median gross rent, all units

30%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 $36,610 can afford about $915 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,217 is $302 (33.0%) more than that. To rent a two-bedroom at the FMR, a household needs $48,680 a year under the 30% rule, or $43,812 under the common landlord rule that income must be three times the rent.

Lycoming County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$913 ±$25
Median income of renter households	$36,610 ±$1,983
Renters paying 30% or more of income (cost-burdened)	47.2% ±4.0
Renters paying 50% or more (severely cost-burdened)	23.5% ±2.8
Renter households (where the share can be computed)	13,240

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$787	$913	+16.0%
Median renter household income	$31,515	$36,610	+16.2%
Renters paying 30%+ of income	48.7%	47.2%	−1.5 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 $1,080 to $1,440 depending on the ZIP code.

All 34 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
16930	$760	$900	$1,090	$1,430	$1,570
16938	$750	$900	$1,080	$1,430	$1,570
17701	$880	$1,040	$1,260	$1,680	$1,860
17702	$910	$1,070	$1,300	$1,730	$1,910
17703	$850	$1,010	$1,220	$1,630	$1,800
17720	$750	$900	$1,080	$1,430	$1,570
17723	$850	$1,010	$1,220	$1,630	$1,800
17724	$770	$900	$1,080	$1,430	$1,570
17727	$850	$1,010	$1,220	$1,630	$1,800
17728	$750	$900	$1,080	$1,430	$1,580
17737	$800	$950	$1,150	$1,530	$1,690
17739	$850	$1,010	$1,220	$1,630	$1,800
17740	$770	$900	$1,090	$1,450	$1,640
17742	$890	$1,050	$1,270	$1,700	$1,870
17744	$860	$1,020	$1,240	$1,650	$1,830
17745	$780	$900	$1,080	$1,430	$1,680
17747	$810	$900	$1,080	$1,430	$1,750
17752	$930	$1,110	$1,340	$1,790	$1,970
17754	$880	$1,050	$1,270	$1,690	$1,870
17756	$890	$1,060	$1,280	$1,700	$1,870
17758	$1,050	$1,130	$1,440	$1,930	$2,330
17762	$780	$940	$1,130	$1,500	$1,640
17763	$930	$1,110	$1,340	$1,790	$1,970
17765	$790	$900	$1,120	$1,460	$1,570
17769	$850	$1,010	$1,220	$1,630	$1,800
17771	$810	$970	$1,170	$1,560	$1,720
17772	$860	$950	$1,240	$1,690	$1,860
17774	$900	$1,060	$1,290	$1,720	$1,900
17776	$770	$900	$1,080	$1,430	$1,590
17777	$860	$950	$1,240	$1,690	$1,860
17810	$850	$1,020	$1,190	$1,600	$1,840
17814	$830	$960	$1,180	$1,470	$1,660
17846	$750	$900	$1,080	$1,430	$1,570
18619	$850	$960	$1,190	$1,600	$1,850

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

HUD income limits for Lycoming County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $85,200 (FY2025: $87,800, −3.0%). 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%)	$18,100 −1.9%	$21,640 +2.3%	$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%)	$30,200 −1.8%	$34,500 −1.8%	$38,800 −1.9%	$43,100 −1.8%	$46,550 −1.9%	$50,000 −1.9%	$53,450 −1.8%	$56,900 −1.8%
Low income (80%)	$48,300 −1.8%	$55,200 −1.8%	$62,100 −1.8%	$68,950 −1.9%	$74,500 −1.8%	$80,000 −1.8%	$85,500 −1.9%	$91,050 −1.8%

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.