FY2027 Fair Market Rent · Minnesota
Nicollet County Fair Market Rent & Income Limits
HUD's FY2027 Fair Market Rent for a two-bedroom home in Nicollet County, MN is $1,230 a month, up 5.0% from FY2026. The area median family income is $106,500, and a family of four counts as low income up to $85,200 a year.
Fair Market Rent by unit size
FY2027 FY2026
Fair Market Rents are gross rents: rent plus the cost of all utilities except phone, cable and internet.
Check your household
Enter your household size and total yearly income before taxes to see which HUD income category it falls in for Nicollet County, MN.
Low income (80% limit)
A household of 4 earning $83,200 is under the 80% limit of $85,200 for this area. At 30% of income it could pay about $2,080 a month for rent and utilities.
This is a quick comparison with HUD's published limits, not an eligibility decision. Programs count income in their own ways and many have waiting lists; the local housing agency or property decides.
Income limits in Nicollet County
HUD's FY2026 income limits for Mankato, MN are based on a median family income of $106,500. Programs such as Housing Choice Vouchers, public housing and HOME use the 30%, 50% and 80% columns; Low-Income Housing Tax Credit properties use the 50% and 60% Multifamily Tax Subsidy Project limits.
| People | Extremely low30% / poverty | Very low50% | 60% (LIHTC)MTSP | Low income80% |
|---|---|---|---|---|
| 1 | $22,400 | $37,300 | $44,760 | $59,650 |
| 2 | $25,600 | $42,600 | $51,120 | $68,200 |
| 3 | $28,800 | $47,950 | $57,540 | $76,700 |
| 4 | $33,000 | $53,250 | $63,900 | $85,200 |
| 5 | $38,680 | $57,550 | $69,060 | $92,050 |
| 6 | $44,360 | $61,800 | $74,160 | $98,850 |
| 7 | $50,040 | $66,050 | $79,260 | $105,650 |
| 8 | $55,720 | $70,300 | $84,360 | $112,500 |
Rent history
Since FY2017 the two-bedroom FMR here has gone from $853 to $1,230, up 44.2% over ten years. HUD has published a two-bedroom FMR for this area since FY1983, when it was $334.
What it takes to afford the rent
To keep a two-bedroom rent of $1,230 at no more than 30% of income, the usual affordability rule, a household needs about $49,200 a year. That is 46% of the area median family income of $106,500, so a typical family can afford it with room to spare.
| Unit | FY2027 | FY2026 | FY2025 | Income to affordat 30% |
|---|---|---|---|---|
| Studio | $1,016 | $971 | $963 | $40,600 |
| 1 bedroom | $1,023 | $977 | $969 | $40,900 |
| 2 bedrooms | $1,230 | $1,171 | $1,174 | $49,200 |
| 3 bedrooms | $1,703 | $1,629 | $1,645 | $68,100 |
| 4 bedrooms | $1,744 | $1,916 | $1,971 | $69,800 |
How Nicollet County compares
Nicollet County is part of the Mankato, MN HUD Metro FMR Area, together with Blue Earth County. HUD publishes one Fair Market Rent and one set of income limits for the whole area, so the numbers on this page apply in every county of it.
Nicollet County has the 21st highest two-bedroom Fair Market Rent of the 87 counties in Minnesota; the population-weighted average across Minnesota is $1,507 and the nationwide average is $1,751.
Small Area FMRs by ZIP code
HUD also publishes Small Area Fair Market Rents for each ZIP code. In Nicollet County the two-bedroom figure ranges from $1,060 to $1,120 across 5 ZIP codes, against the area-wide $1,230. This area is not on HUD's list of mandatory Small Area FMR areas, so most agencies here use the area-wide FMR; an agency may still opt in to ZIP-level rents.
Questions
What is the Fair Market Rent in Nicollet County, MN for 2027?
For FY2027 (October 1, 2026 to September 30, 2027) HUD's Fair Market Rents in Nicollet County, MN are $1,016 for a studio, $1,023 for one bedroom, $1,230 for two bedrooms, $1,703 for three and $1,744 for four bedrooms, per month including utilities.
What is the area median income in Nicollet County, MN?
HUD's FY2026 median family income for the area is $106,500, up 1.7% from $104,700 in FY2025.
What is 80% of AMI in Nicollet County, MN for a family of 4?
The FY2026 low-income limit (80%) for a household of four is $85,200 a year. The very low-income limit (50%) is $53,250 and the extremely low-income limit is $33,000.
What is the 60% AMI limit for tax credit housing in Nicollet County, MN?
Under HUD's FY2026 Multifamily Tax Subsidy Project limits, the 60% limit is $44,760 for one person and $63,900 for four.
Is the Fair Market Rent the same as the Section 8 payment standard?
No. Housing agencies set their payment standard between 90% and 110% of the FMR (for a two-bedroom here: $1,107 to $1,353), and can ask HUD for exceptions. Check the payment standard with your local housing agency.