FY2026 Fair Market Rents — Niobrara County, WY
The HUD-published Fair Market Rents for FY2026 in this area are:
Studio
$904
1BR
$910
2BR
$1,186
3BR
$1,632
4BR
$1,959
Hours/week at min wage
126 hrs
to afford the 2BR FMR @ $7.25/hr (federal)
YoY change (2BR)
+24.3%
+$232 vs FY2025 · 5-yr +61.6%
Voucher payment standard
$1,067–$1,305
PHAs set HCV payment at 90–110% of the 2BR FMR
Niobrara County, WY
Non-Metropolitan area · WY · View full history · Income limits · LIHTC rents
FY2026 Fair Market Rents
| Bedroom Size | Monthly FMR | Annual Equivalent |
|---|---|---|
| Efficiency (Studio) | $904 | $10,848 |
| 1-Bedroom | $910 | $10,920 |
| 2-Bedroom | $1,186 | $14,232 |
| 3-Bedroom | $1,632 | $19,584 |
| 4-Bedroom | $1,959 | $23,508 |
Recent 2-Bedroom FMR Trend
FY2020 $714 → FY2026 $1,186
| Fiscal Year | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| FY2026 | $904 | $910 | $1,186 | $1,632 | $1,959 |
| FY2025 | $725 | $729 | $954 | $1,309 | $1,569 |
| FY2024 | $700 | $705 | $905 | $1,257 | $1,505 |
| FY2023 | $641 | $645 | $826 | $1,155 | $1,404 |
| FY2022 | $592 | $596 | $757 | $1,053 | $1,296 |
| FY2021 | $553 | $557 | $734 | $1,042 | $1,271 |
| FY2020 | $534 | $542 | $714 | $1,018 | $1,254 |
View full FMR history back to FY2000 →
FY2026 Income Limits
Area Median Income (AMI): $84,000
| AMI Level | 1p | 2p | 3p | 4p | 5p | 6p |
|---|---|---|---|---|---|---|
| 30% AMI (Extremely Low) | $20,900 | $23,850 | $27,320 | $33,000 | $38,680 | $44,360 |
| 50% AMI (Very Low) | $34,800 | $39,800 | $44,750 | $49,700 | $53,700 | $57,700 |
| 80% AMI (Low) | $55,650 | $63,600 | $71,550 | $79,500 | $85,900 | $92,250 |
Full income limits table (all 8 household sizes) →
Affordability Snapshot
2BR Annual FMR
$14,232/yr
FMR as % of Area Median Income
16.9% of AMI
Under 30% — affordable at median income
Income Needed (30% rule, 2BR)
$47,440/yr
$3,953/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 | $734 | $840 | $945 | $1,134 | $1,218 |
| 60% AMI Maximum | $882 | $1,008 | $1,134 | $1,360 | $1,461 |
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 | $904 | $910 | $1,186 | $1,365 | $1,365 |
| Low HOME Rent | $870 | $995 | $1,118 | $1,242 | $1,342 |