FY2026 Fair Market Rents — Montgomery County, KY
The HUD-published Fair Market Rents for FY2026 in this area are:
Studio
$647
1BR
$690
2BR
$905
3BR
$1,194
4BR
$1,198
Hours/week at min wage
97 hrs
to afford the 2BR FMR @ $7.25/hr (federal)
YoY change (2BR)
+4.4%
+$38 vs FY2025 · 5-yr +25%
Voucher payment standard
$815–$996
PHAs set HCV payment at 90–110% of the 2BR FMR
Montgomery County, KY
Non-Metropolitan area · KY · View full history · Income limits · LIHTC rents
FY2026 Fair Market Rents
| Bedroom Size | Monthly FMR | Annual Equivalent |
|---|---|---|
| Efficiency (Studio) | $647 | $7,764 |
| 1-Bedroom | $690 | $8,280 |
| 2-Bedroom | $905 | $10,860 |
| 3-Bedroom | $1,194 | $14,328 |
| 4-Bedroom | $1,198 | $14,376 |
Recent 2-Bedroom FMR Trend
FY2020 $711 → FY2026 $905
| Fiscal Year | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| FY2026 | $647 | $690 | $905 | $1,194 | $1,198 |
| FY2025 | $624 | $661 | $867 | $1,145 | $1,149 |
| FY2024 | $616 | $647 | $850 | $1,167 | $1,171 |
| FY2023 | $542 | $619 | $747 | $1,062 | $1,100 |
| FY2022 | $504 | $613 | $704 | $972 | $1,080 |
| FY2021 | $519 | $567 | $724 | $947 | $1,185 |
| FY2020 | $505 | $540 | $711 | $897 | $1,201 |
View full FMR history back to FY2000 →
FY2026 Income Limits
Area Median Income (AMI): $76,200
| AMI Level | 1p | 2p | 3p | 4p | 5p | 6p |
|---|---|---|---|---|---|---|
| 30% AMI (Extremely Low) | $16,000 | $21,640 | $27,320 | $33,000 | $38,680 | $44,200 |
| 50% AMI (Very Low) | $26,700 | $30,500 | $34,300 | $38,100 | $41,150 | $44,200 |
| 80% AMI (Low) | $42,700 | $48,800 | $54,900 | $60,950 | $65,850 | $70,750 |
Full income limits table (all 8 household sizes) →
Affordability Snapshot
2BR Annual FMR
$10,860/yr
FMR as % of Area Median Income
14.3% of AMI
Under 30% — affordable at median income
Income Needed (30% rule, 2BR)
$36,200/yr
$3,017/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 | $666 | $762 | $857 | $1,028 | $1,104 |
| 60% AMI Maximum | $800 | $914 | $1,028 | $1,234 | $1,325 |
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 | $647 | $690 | $905 | $1,194 | $1,198 |
| Low HOME Rent | $667 | $762 | $857 | $952 | $1,028 |
Compare Montgomery County, KY With Other KY Metros
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vs. Butler County, KY HUD Metro FMR Area
vs. Carlisle County, KY HUD Metro FMR Area