Section 8 Rent Calculator
Section 8 (Housing Choice Vouchers) gives investors stable, government-backed cash flow — but the rent ceiling is set by HUD’s annual Fair Market Rent (FMR) per metro and bedroom count. This calculator looks up FMRs for the major US metros.
Market & Bedrooms
Section 8 Fair Market Rent (FMR) is set annually by HUD per metro area and bedroom count. These are sample 2024 FMRs — verify with HUD for the exact ZIP.
HUD publishes the official FMR per ZIP at huduser.gov/portal/datasets/fmr.html. Local Public Housing Authorities (PHAs) often pay 90–110% of FMR depending on the area and the tenant.
Section 8 Fair Market Rent
monthly FMR — Atlanta, GA
How Fair Market Rent works
FMR is HUD’s 40th-percentile estimate of gross rent (rent + utilities) for a given metro area and bedroom size. It sets the baseline for the local Public Housing Authority’s "payment standard" — the actual ceiling on what Section 8 will pay, which can be set anywhere from 90% to 110% of FMR.
The formula
FMR data shown are 2024 sample metro-level numbers. For the authoritative ZIP-level FMR and local payment standard, use huduser.gov/portal/datasets/fmr.html.
Frequently asked questions
What is Fair Market Rent (FMR)?
FMR is HUD’s estimate of the rent (including utilities) at the 40th percentile in a given metropolitan area. It sets the maximum rent the federal Housing Choice Voucher (Section 8) program will pay. FMRs are published annually for every county and metro in the US.
How does Section 8 work for landlords?
A tenant qualified for the voucher pays 30% of their adjusted income to rent. The Public Housing Authority (PHA) pays the difference directly to the landlord, up to the area’s payment standard (typically 90–110% of FMR). The PHA payment is reliable; tenant portion is collected separately.
Why do investors target Section 8?
Stable, government-backed cash flow. Even in a recession, the federal portion shows up. Tenant turnover tends to be lower (vouchers are valuable, tenants are reluctant to lose them). Common in Class B/C neighborhoods that may be underserved by retail rental.
What are the downsides of Section 8?
Initial inspection delays (can be 30–90 days from application to first check), strict housing-quality requirements (HQS), bureaucratic management, and political/funding risk at the federal level. Some markets have years-long voucher waiting lists, limiting tenant supply.
Is FMR the same as actual rent I can charge?
FMR is a baseline. The PHA’s "payment standard" is the actual ceiling — usually 90–110% of FMR. Some local PHAs publish a "Small Area FMR" (SAFMR) which sets ZIP-code-level payment standards rather than metro-wide.
Where do I find the exact FMR for my ZIP?
HUD publishes the official FMR finder at huduser.gov/portal/datasets/fmr.html. Enter the ZIP and bedroom count for the official number. The values shown here are sample 2024 metro-level FMRs for quick comparison.
Can I refuse a Section 8 tenant?
It depends on your state. Several states (CA, NY, MA, NJ, OR, WA, and others) and many cities prohibit "source-of-income" discrimination — you cannot refuse a voucher tenant just because they have a voucher. Texas, Florida, and others currently allow it. Check local law before declining.
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