Adams County, WA: 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).

$1,2622-bedroom FMR, FY2027

$9651-bedroom FMR, FY2027

$77,60080% income limit, family of 4 (FY2026)

$77,300Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Adams County is $1,262 a month, up 11.4% from $1,133 in FY2026. Adams County belongs to the Adams County, WA 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 Adams County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$879	$795	+10.6%	$792 – $966
1 bedroom	$965	$863	+11.8%	$869 – $1,061
2 bedrooms	$1,262	$1,133	+11.4%	$1,136 – $1,388
3 bedrooms	$1,747	$1,576	+10.9%	$1,573 – $1,921
4 bedrooms	$2,109	$1,901	+10.9%	$1,899 – $2,319

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 Adams County that is typically $1,136 to $1,388 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.

Washington has a statewide cap on rent increases. 7% plus inflation, never more than 10% in 12 months. 2026: 9.683%. 2027: 10%. Calculate the maximum increase for Washington →

Can local renters afford the fair market rent?

$45,500median income of renter households

$877Median gross rent, all units

23%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 $45,500 can afford about $1,138 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,262 is $125 (10.9%) more than that. To rent a two-bedroom at the FMR, a household needs $50,480 a year under the 30% rule, or $45,432 under the common landlord rule that income must be three times the rent.

Adams County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$877 ±$81
Median income of renter households	$45,500 ±$14,104
Renters paying 30% or more of income (cost-burdened)	46.9% ±10.9
Renters paying 50% or more (severely cost-burdened)	24.8% ±8.2
Renter households (where the share can be computed)	1,694

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$822	$877	+6.7%
Median renter household income	$39,296	$45,500	+15.8%
Renters paying 30%+ of income	36.3%	46.9%	+10.6 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 Adams County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $77,300 (FY2025: $76,400, +1.2%). 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%)	$20,400 +2.3%	$23,300 +2.2%	$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%)	$33,950 +2.3%	$38,800 +2.2%	$43,650 +2.2%	$48,500 +2.3%	$52,400 +2.3%	$56,300 +2.4%	$60,150 +2.3%	$64,050 +2.3%
Low income (80%)	$54,350 +2.4%	$62,100 +2.3%	$69,850 +2.3%	$77,600 +2.3%	$83,850 +2.3%	$90,050 +2.3%	$96,250 +2.3%	$102,450 +2.3%

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.