FY2026 Fair Market Rents — Upson County, GA
The HUD-published Fair Market Rents for FY2026 in this area are:
Studio
$828
1BR
$888
2BR
$973
3BR
$1,283
4BR
$1,288
Hours/week at min wage
104 hrs
to afford the 2BR FMR @ $7.25/hr (federal)
YoY change (2BR)
+7.5%
+$68 vs FY2025 · 5-yr +45%
Voucher payment standard
$876–$1,070
PHAs set HCV payment at 90–110% of the 2BR FMR
Upson County, GA
Non-Metropolitan area · GA · View full history · Income limits · LIHTC rents
FY2026 Fair Market Rents
| Bedroom Size | Monthly FMR | Annual Equivalent |
|---|---|---|
| Efficiency (Studio) | $828 | $9,936 |
| 1-Bedroom | $888 | $10,656 |
| 2-Bedroom | $973 | $11,676 |
| 3-Bedroom | $1,283 | $15,396 |
| 4-Bedroom | $1,288 | $15,456 |
Recent 2-Bedroom FMR Trend
FY2020 $688 → FY2026 $973
| Fiscal Year | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| FY2026 | $828 | $888 | $973 | $1,283 | $1,288 |
| FY2025 | $773 | $817 | $905 | $1,195 | $1,200 |
| FY2024 | $600 | $788 | $885 | $1,174 | $1,179 |
| FY2023 | $516 | $674 | $772 | $1,054 | $1,093 |
| FY2022 | $468 | $581 | $704 | $923 | $1,078 |
| FY2021 | $443 | $509 | $671 | $839 | $1,054 |
| FY2020 | $448 | $532 | $688 | $869 | $1,044 |
View full FMR history back to FY2000 →
FY2026 Income Limits
Area Median Income (AMI): $76,000
| AMI Level | 1p | 2p | 3p | 4p | 5p | 6p |
|---|---|---|---|---|---|---|
| 30% AMI (Extremely Low) | $16,200 | $21,640 | $27,320 | $33,000 | $38,680 | $44,360 |
| 50% AMI (Very Low) | $26,950 | $30,800 | $34,650 | $38,500 | $41,600 | $44,700 |
| 80% AMI (Low) | $43,150 | $49,300 | $55,450 | $61,600 | $66,550 | $71,500 |
Full income limits table (all 8 household sizes) →
Affordability Snapshot
2BR Annual FMR
$11,676/yr
FMR as % of Area Median Income
15.4% of AMI
Under 30% — affordable at median income
Income Needed (30% rule, 2BR)
$38,920/yr
$3,243/mo gross income
FY2026 LIHTC Maximum Rents
Maximum gross rents for Low-Income Housing Tax Credit units, by income band. Full LIHTC details →
| AMI Band | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| 50% AMI Maximum | $665 | $760 | $855 | $1,026 | $1,102 |
| 60% AMI Maximum | $797 | $912 | $1,026 | $1,231 | $1,322 |
FY2026 HOME Program Rent Limits
Maximum rents for HOME Investment Partnerships–funded units. High HOME rents apply to most assisted units; Low HOME rents apply to the lowest-income set-aside units. Full HOME rent details →
| Limit Type | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| High HOME Rent | $828 | $888 | $973 | $1,235 | $1,235 |
| Low HOME Rent | $673 | $770 | $866 | $962 | $1,040 |
Compare Upson County, GA With Other GA Metros
vs. Albany, GA MSA
vs. Athens-Clarke County, GA MSA
vs. Atlanta-Sandy Springs-Roswell, GA HUD Metro FMR Area
vs. Augusta-Richmond County, GA-SC HUD Metro FMR Area
vs. Brunswick, GA MSA