What is the Fair Market Rent for a 2-bedroom in Shelby County, KY HUD Metro FMR Area?

The HUD Fair Market Rent for a 2-bedroom unit in Shelby County, KY HUD Metro FMR Area is $1,143 per month for fiscal year 2026. The studio FMR is $954, 1-bedroom is $1,027, 3-bedroom is $1,417, and 4-bedroom is $1,697.

What income do you need to afford the FMR in Shelby County, KY HUD Metro FMR Area?

Using the standard 30%-of-income affordability rule, a household would need to earn about $45,720 per year ($3,810 per month) to afford the FY2026 2-bedroom Fair Market Rent of $1,143 in Shelby County, KY HUD Metro FMR Area.

FY2026 Fair Market Rents — Shelby County, KY HUD Metro FMR Area

The HUD-published Fair Market Rents for FY2026 in this area are:

Studio

$954

1BR

$1,027

2BR

$1,143

3BR

$1,417

4BR

$1,697

Hours/week at min wage

122 hrs

to afford the 2BR FMR @ $7.25/hr (federal)

National rank

#417

of 661 U.S. metros (top 64% most expensive)

YoY change (2BR)

-0.5%

$6 vs FY2025 · 5-yr +31.8%

Voucher payment standard

$1,029–$1,257

PHAs set HCV payment at 90–110% of the 2BR FMR

Shelby County, KY HUD Metro FMR Area

Metropolitan area · KY · View full history · Income limits · LIHTC rents

FY2026 Fair Market Rents

Bedroom Size	Monthly FMR	Annual Equivalent
Efficiency (Studio)	$954	$11,448
1-Bedroom	$1,027	$12,324
2-Bedroom	$1,143	$13,716
3-Bedroom	$1,417	$17,004
4-Bedroom	$1,697	$20,364

Recent 2-Bedroom FMR Trend

FY2020 $837 → FY2026 $1,143

Fiscal Year	Studio	1BR	2BR	3BR	4BR
FY2026	$954	$1,027	$1,143	$1,417	$1,697
FY2025	$929	$1,032	$1,149	$1,448	$1,643
FY2024	$862	$965	$1,130	$1,458	$1,589
FY2023	$691	$742	$941	$1,203	$1,392
FY2022	$641	$672	$884	$1,122	$1,297
FY2021	$612	$658	$867	$1,135	$1,337
FY2020	$591	$636	$837	$1,135	$1,333

View full FMR history back to FY2000 →

FY2026 Income Limits

Area Median Income (AMI): $104,900

AMI Level	1p	2p	3p	4p	5p	6p
30% AMI (Extremely Low)	$22,050	$25,200	$28,350	$33,000	$38,680	$44,360
50% AMI (Very Low)	$36,750	$42,000	$47,250	$52,450	$56,650	$60,850
80% AMI (Low)	$58,750	$67,150	$75,550	$83,900	$90,650	$97,350

Full income limits table (all 8 household sizes) →

Affordability Snapshot

2BR Annual FMR

$13,716/yr

FMR as % of Area Median Income

13.1% of AMI

Under 30% — affordable at median income

Income Needed (30% rule, 2BR)

$45,720/yr

$3,810/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	$917	$1,049	$1,180	$1,416	$1,521
60% AMI Maximum	$1,101	$1,258	$1,416	$1,699	$1,825

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	$954	$1,027	$1,143	$1,417	$1,697
Low HOME Rent	$918	$1,050	$1,181	$1,311	$1,416

Compare Shelby County, KY HUD Metro FMR Area With Other KY Metros

vs. Allen County, KY HUD Metro FMR Area vs. Ballard County, KY HUD Metro FMR Area vs. Bowling Green, KY HUD Metro FMR Area vs. Butler County, KY HUD Metro FMR Area vs. Carlisle County, KY HUD Metro FMR Area

Counties in This FMR Area

Shelby County