Douglas 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).

$1,4672-bedroom FMR, FY2027

$1,1211-bedroom FMR, FY2027

$79,30080% income limit, family of 4 (FY2026)

$99,100Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Douglas County is $1,467 a month, down 2.2% from $1,500 in FY2026. Douglas County belongs to the Wenatchee-East Wenatchee, WA 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 Douglas County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,048	$1,034	+1.4%	$944 – $1,152
1 bedroom	$1,121	$1,143	−1.9%	$1,009 – $1,233
2 bedrooms	$1,467	$1,500	−2.2%	$1,321 – $1,613
3 bedrooms	$1,989	$2,063	−3.6%	$1,791 – $2,187
4 bedrooms	$2,452	$2,516	−2.5%	$2,207 – $2,697

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 Douglas County that is typically $1,321 to $1,613 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?

$56,142median income of renter households

$1,305Median gross rent, all units

28%Rent-to-income ratio (median rent ÷ median renter income)

46%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $56,142 can afford about $1,404 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,467 is $63 (4.5%) more than that. To rent a two-bedroom at the FMR, a household needs $58,680 a year under the 30% rule, or $52,812 under the common landlord rule that income must be three times the rent.

Douglas County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,305 ±$86
Median income of renter households	$56,142 ±$3,230
Renters paying 30% or more of income (cost-burdened)	45.9% ±7.4
Renters paying 50% or more (severely cost-burdened)	21.7% ±5.4
Renter households (where the share can be computed)	4,089

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$909	$1,305	+43.6%
Median renter household income	$45,094	$56,142	+24.5%
Renters paying 30%+ of income	31.5%	45.9%	+14.4 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 $1,350 to $1,950 depending on the ZIP code.

All 28 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
98801	$1,050	$1,120	$1,470	$1,990	$2,460
98802	$1,110	$1,180	$1,550	$2,100	$2,590
98807	$1,050	$1,120	$1,470	$1,990	$2,460
98811	$1,210	$1,300	$1,700	$2,300	$2,840
98812	$940	$1,030	$1,350	$1,860	$2,270
98813	$940	$1,030	$1,350	$1,860	$2,270
98815	$940	$1,030	$1,350	$1,860	$2,270
98816	$1,140	$1,220	$1,600	$2,170	$2,670
98817	$1,000	$1,070	$1,400	$1,900	$2,340
98821	$940	$1,030	$1,350	$1,860	$2,270
98822	$1,210	$1,300	$1,700	$2,300	$2,840
98823	$1,040	$1,050	$1,370	$1,860	$2,290
98826	$1,620	$1,670	$1,950	$2,570	$2,990
98828	$1,270	$1,360	$1,780	$2,420	$2,980
98830	$940	$1,030	$1,350	$1,860	$2,270
98831	$1,330	$1,420	$1,860	$2,520	$3,110
98836	$940	$1,030	$1,350	$1,860	$2,270
98843	$940	$1,030	$1,350	$1,860	$2,270
98845	$1,040	$1,080	$1,420	$1,920	$2,360
98846	$1,050	$1,130	$1,470	$2,010	$2,390
98847	$1,010	$1,080	$1,420	$1,940	$2,380
98848	$1,050	$1,060	$1,390	$1,890	$2,320
98850	$970	$1,040	$1,360	$1,860	$2,270
98852	$980	$1,060	$1,370	$1,880	$2,270
98858	$1,240	$1,330	$1,740	$2,360	$2,910
99115	$940	$1,030	$1,350	$1,860	$2,270
99116	$940	$1,030	$1,350	$1,860	$2,270
99133	$940	$1,030	$1,350	$1,860	$2,270

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

HUD income limits for Douglas County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $99,100 (FY2025: $96,500, +2.7%). 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%)	$20,850 +2.7%	$23,800 +2.6%	$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%)	$34,700 +2.7%	$39,650 +2.7%	$44,600 +2.6%	$49,550 +2.7%	$53,550 +2.7%	$57,500 +2.7%	$61,450 +2.7%	$65,450 +2.7%
Low income (80%)	$55,550 +2.8%	$63,450 +2.7%	$71,400 +2.7%	$79,300 +2.7%	$85,650 +2.7%	$92,000 +2.7%	$98,350 +2.7%	$104,700 +2.7%

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.