How much will Section 8 pay? Voucher rent calculator
A Housing Choice Voucher pays the difference between the rent (up to the housing authority's payment standard) and your share, which is usually 30% of your adjusted income. Enter your income and county to estimate both, based on HUD's FY2027 Fair Market Rents.
Rules: 24 CFR 5.611, 5.628, 982.503, 982.505 and 982.508; deduction amounts from HUD's 2026 inflation-adjusted values. Spot-checked against the official sources on November 5, 2026 (results). Last site change: November 8, 2026 (changelog).
How Section 8 calculates rent
- Adjusted income: gross annual income minus $500 per dependent, $550 if the head, co-head or spouse is 62 or older or has a disability, child care needed to work or study, and (for those households) medical and disability costs above 10% of income (24 CFR 5.611; 2026 amounts).
- Your share (total tenant payment): the highest of 30% of monthly adjusted income, 10% of monthly gross income, or the housing authority's minimum rent of up to $50 (24 CFR 5.628).
- Payment standard: set by the housing authority for each unit size, normally 90% to 110% of HUD's Fair Market Rent, or of the ZIP-level Small Area FMR where that applies (24 CFR 982.503).
- Voucher payment: the payment standard or the gross rent, whichever is lower, minus your share (24 CFR 982.505). If the rent is above the payment standard, you pay the difference on top.
- 40% rule: when you first lease a unit, your share may not exceed 40% of your monthly adjusted income (24 CFR 982.508). That sets the highest rent you can choose.
Housing authorities that have not yet switched to the HOTMA income rules still use $480 per dependent, $400 for elderly or disabled households and a 3% medical threshold. Gross rent always includes the housing authority's utility allowance for utilities the tenant pays.
How much does Section 8 pay for a 2-bedroom or 3-bedroom?
It depends on the county. Across all 3,229 counties the median FY2027 Fair Market Rent is $1,063 for two bedrooms and $1,404 for three, so typical payment standards are $957–$1,169 and $1,264–$1,544. The voucher pays that amount minus your share. Payment standard ranges in the largest counties:
| County | 1 BR | 2 BR | 3 BR |
|---|---|---|---|
| Los Angeles County, CA | $2,162–$2,642 | $2,668–$3,260 | $3,384–$4,136 |
| Cook County, IL | $1,602–$1,958 | $1,810–$2,212 | $2,328–$2,844 |
| Harris County, TX | $1,135–$1,387 | $1,348–$1,646 | $1,816–$2,218 |
| Maricopa County, AZ | $1,344–$1,642 | $1,561–$1,907 | $2,059–$2,515 |
| San Diego County, CA | $2,102–$2,568 | $2,541–$3,105 | $3,369–$4,117 |
| Orange County, CA | $2,349–$2,871 | $2,752–$3,362 | $3,738–$4,568 |
| Miami-Dade County, FL | $1,909–$2,333 | $2,308–$2,820 | $2,950–$3,604 |
| Kings County, NY | $2,457–$3,001 | $2,674–$3,268 | $3,384–$4,136 |
| Dallas County, TX | $1,383–$1,689 | $1,627–$1,987 | $2,048–$2,502 |
| Riverside County, CA | $1,535–$1,875 | $1,893–$2,313 | $2,494–$3,048 |
| Clark County, NV | $1,292–$1,578 | $1,518–$1,854 | $2,086–$2,548 |
| Queens County, NY | $2,457–$3,001 | $2,674–$3,268 | $3,384–$4,136 |
| King County, WA | $1,962–$2,398 | $2,295–$2,803 | $2,992–$3,656 |
| San Bernardino County, CA | $1,535–$1,875 | $1,893–$2,313 | $2,494–$3,048 |
| Tarrant County, TX | $1,333–$1,629 | $1,571–$1,919 | $2,056–$2,512 |
90–110% of the FY2027 Fair Market Rent of the county's most populous FMR area. Metro areas that use ZIP-level Small Area FMRs can differ by neighborhood. Every county page shows its own range.
Common questions
Does Section 8 pay the full rent?
Only if your share works out to zero, for example with no income and no minimum rent. Otherwise you always pay your share, and more if the rent is above the payment standard.
What is a payment standard?
The most the housing authority uses to calculate the subsidy for a unit size. It is not a rent cap: a landlord may charge more if the rent passes the rent-reasonableness test and your share stays within the 40% limit at move-in.
What is rent reasonableness?
Before approving a unit, the housing authority compares its rent with similar unassisted units in the area (24 CFR 982.507). A rent above that comparison is not approved, even if it is under the payment standard.
What is the utility allowance?
The housing authority's estimate of utilities the tenant pays (electricity, gas, water and similar). It is added to the rent to get the gross rent that is compared with the payment standard.
Landlord? See the rent-to-income calculator and the rent increase rules; many states and cities ban turning down voucher holders (source-of-income discrimination).
Sources: 24 CFR part 5 subpart F · 24 CFR part 982 subpart K · HUD FY2027 Fair Market Rents · HUD HOTMA resources