FY2027 Small Area FMR · Payson, UT

ZIP 84651 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 84651 (Payson, UT) is $1,400 a month, down 6.7% from FY2026. That is 3% above the Provo-Orem-Lehi, UT area-wide FMR of $1,363.

2-bedroom SAFMR$1,400per month ▼ 6.7%

Area-wide 2 BR FMR$1,363Provo-Orem-Lehi, UT

Rank in the area12thof 35 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$1,260

2 BR Small Area FMR$1,400

110% of SAFMR$1,540

Housing agencies may set voucher payment standards anywhere from 90% to 110% of the FMR without asking HUD.

Studio$1,220▼ 5.4%

1 BR$1,220▼ 6.2%

2 BR$1,400▼ 6.7%

3 BR$1,940▼ 7.2%

4 BR$2,340▼ 7.1%

FY2027 FY2026

Where 84651 sits in the Provo-Orem-Lehi, UT area

Of the 35 ZIP codes HUD lists for the area, 84651 has the 12th highest two-bedroom Small Area FMR. Provo-Orem-Lehi, UT is not on HUD's list of mandatory Small Area FMR areas, so voucher payment standards here are normally based on the area-wide FMR of $1,363 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,400 for this ZIP code instead.

All unit sizes

Monthly gross rent including utilities
Unit	FY2027 SAFMR	Payment standard range	Area-wide FMR	FY2026 SAFMR
Studio	$1,220	$1,098 – $1,342	$1,186	$1,290
1 bedroom	$1,220	$1,098 – $1,342	$1,192	$1,300
2 bedrooms	$1,400	$1,260 – $1,540	$1,363	$1,500
3 bedrooms	$1,940	$1,746 – $2,134	$1,887	$2,090
4 bedrooms	$2,340	$2,106 – $2,574	$2,278	$2,520

A household renting a two-bedroom home at the Small Area FMR of $1,400 needs about $56,000 a year to keep housing costs at 30% of income. The area median family income is $119,200 and the 80% low-income limit for four people is $95,350. ZIP code 84651 lies mainly in Utah County. See the Provo-Orem-Lehi, UT metro page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
84655	Santaquin	4.9 mi	$1,320
84653	Salem	6.1 mi	$1,420
84633	Goshen	10.2 mi	$1,320
84645	Mona	10.9 mi	$1,320
84660	Spanish Fork	11.3 mi	$1,320
84664	Mapleton	13.4 mi	$1,320

Questions

What is the Fair Market Rent for ZIP code 84651?

HUD's FY2027 Small Area Fair Market Rents for 84651 are $1,220 (studio), $1,220 (1 BR), $1,400 (2 BR), $1,940 (3 BR) and $2,340 (4 BR) a month.

What is the Section 8 payment standard in 84651?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 84651 that range is $1,260 to $1,540 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 84651?

The FY2026 income limits of the Provo-Orem-Lehi, UT area apply: median family income $119,200, low-income (80%) limit $95,350 for a family of four.