Franklin 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).

$1,4872-bedroom FMR, FY2027

$1,2301-bedroom FMR, FY2027

$84,30080% income limit, family of 4 (FY2026)

$105,400Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Franklin County is $1,487 a month, down 3.3% from $1,538 in FY2026. Franklin County belongs to the Kennewick-Richland, 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 Franklin County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,094	$1,122	−2.5%	$985 – $1,203
1 bedroom	$1,230	$1,268	−3.0%	$1,107 – $1,353
2 bedrooms	$1,487	$1,538	−3.3%	$1,339 – $1,635
3 bedrooms	$2,051	$2,071	−1.0%	$1,846 – $2,256
4 bedrooms	$2,341	$2,385	−1.8%	$2,107 – $2,575

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 $1,339 to $1,635 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?

$52,424median income of renter households

$1,198Median gross rent, all units

27%Rent-to-income ratio (median rent ÷ median renter income)

48%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $52,424 can afford about $1,311 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,487 is $176 (13.5%) more than that. To rent a two-bedroom at the FMR, a household needs $59,480 a year under the 30% rule, or $53,532 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)	$1,198 ±$67
Median income of renter households	$52,424 ±$3,943
Renters paying 30% or more of income (cost-burdened)	48.1% ±6.1
Renters paying 50% or more (severely cost-burdened)	20.4% ±4.8
Renter households (where the share can be computed)	7,995

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$913	$1,198	+31.2%
Median renter household income	$39,553	$52,424	+32.5%
Renters paying 30%+ of income	45.9%	48.1%	+2.2 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 $1,390 to $1,850 depending on the ZIP code.

All 20 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
98930	$1,010	$1,150	$1,390	$1,870	$2,150
98944	$1,030	$1,150	$1,390	$1,880	$2,150
99301	$1,100	$1,240	$1,500	$2,070	$2,360
99302	$1,090	$1,220	$1,480	$2,040	$2,330
99320	$1,010	$1,150	$1,390	$1,870	$2,150
99326	$1,010	$1,150	$1,390	$1,880	$2,150
99330	$1,060	$1,190	$1,440	$1,980	$2,260
99335	$1,010	$1,150	$1,390	$1,870	$2,150
99336	$1,060	$1,190	$1,440	$1,990	$2,270
99337	$1,160	$1,310	$1,580	$2,180	$2,490
99338	$1,260	$1,410	$1,710	$2,360	$2,690
99343	$1,010	$1,150	$1,390	$1,870	$2,150
99344	$1,010	$1,150	$1,390	$1,870	$2,210
99345	$1,010	$1,150	$1,390	$1,870	$2,150
99346	$1,030	$1,150	$1,410	$1,940	$2,230
99350	$1,010	$1,150	$1,390	$1,870	$2,150
99352	$1,270	$1,420	$1,720	$2,370	$2,710
99353	$1,360	$1,530	$1,850	$2,550	$2,910
99354	$1,130	$1,270	$1,540	$2,120	$2,420
99371	$1,010	$1,150	$1,390	$1,870	$2,150

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 $105,400 (FY2025: $105,600, −0.2%). 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%)	$22,150 −0.2%	$25,300 −0.4%	$28,450 −0.4%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$36,900 −0.3%	$42,200 −0.1%	$47,450 −0.2%	$52,700 −0.2%	$56,950 −0.2%	$61,150 −0.2%	$65,350 −0.2%	$69,600 −0.1%
Low income (80%)	$59,050 −0.2%	$67,450 −0.2%	$75,900 −0.2%	$84,300 −0.2%	$91,050 −0.3%	$97,800 −0.3%	$104,550 −0.2%	$111,300 −0.2%

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.