HUD sets Fair Market Rents (FMR) for every area in the country. These numbers determine how much housing vouchers will cover. HUD also sets income limits that decide who qualifies for programs like Section 8, public housing, and LIHTC apartments.
Use this tool to look up both for your area. Just select your state and county, or enter a ZIP code.
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What Are Fair Market Rents?
Fair Market Rents (FMRs) are set by HUD every year for every metropolitan area and county in the U.S. They represent the 40th percentile of gross rents for typical, non-substandard rental units — meaning 40% of the area's standard rentals are at or below this price.
FMRs matter because they're used to determine payment standards for the Housing Choice Voucher (Section 8) program. Your local Public Housing Authority (PHA) typically sets its voucher payment between 90% and 110% of the FMR. If you find an apartment at or below the payment standard, your voucher covers the difference between 30% of your income and the rent.
What Are Income Limits?
HUD calculates income limits based on the Area Median Income (AMI) for each county or metro area. These limits determine eligibility for most federal housing programs and are broken into three main categories:
- Extremely Low Income — at or below 30% of AMI (or the federal poverty level, whichever is higher). This is the threshold for the most targeted assistance.
- Very Low Income — at or below 50% of AMI. This is the primary eligibility cutoff for Section 8 and public housing.
- Low Income — at or below 80% of AMI. This is the cutoff for some LIHTC units, HOME program, and other affordable housing.
Income limits vary significantly by location because they're based on local median income. A family of four might qualify as "very low income" at $45,000 in one county but need to be below $65,000 in a higher-cost area.
How to Use This Information
Once you know the FMR and income limits for your area, you can determine which housing programs you're likely eligible for and what rent levels vouchers will cover. This helps you search for apartments more effectively and understand what your local PHA is working with when they set payment standards.
Key Resources
- How to Apply for Section 8 — full walkthrough of the voucher process
- Find LIHTC Apartments — affordable housing that uses income limits but doesn't require a voucher
- Find Your Local PHA — the agency that administers housing programs in your area
- Benefits & Financial Support — other programs that can help with housing costs
- Budgeting When Money Is Tight — making the most of limited income
Data provided by the HUD Datasets API. Fair Market Rents and income limits are updated annually by the U.S. Department of Housing and Urban Development.