FY2027 Small Area FMR · Tumwater, WA

ZIP 98511 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 98511 (Tumwater, WA) is $1,950 a month, down 0.5% from FY2026. That is 0% equal to the Olympia-Lacey-Tumwater, WA area-wide FMR of $1,946.

2-bedroom SAFMR$1,950per month ▼ 0.5%

Area-wide 2 BR FMR$1,946Olympia-Lacey-Tumwater, WA

Rank in the area6thof 21 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$1,755

2 BR Small Area FMR$1,950

110% of SAFMR$2,145

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

Studio$1,590▲ 3.2%

1 BR$1,660▼ 1.2%

2 BR$1,950▼ 0.5%

3 BR$2,550▼ 2.3%

4 BR$3,150▼ 4.3%

FY2027 FY2026

Where 98511 sits in the Olympia-Lacey-Tumwater, WA area

Of the 21 ZIP codes HUD lists for the area, 98511 has the 6th highest two-bedroom Small Area FMR. Olympia-Lacey-Tumwater, WA 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 $1,946 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,950 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	$1,590	$1,431 – $1,749	$1,586	$1,540
1 bedroom	$1,660	$1,494 – $1,826	$1,656	$1,680
2 bedrooms	$1,950	$1,755 – $2,145	$1,946	$1,960
3 bedrooms	$2,550	$2,295 – $2,805	$2,541	$2,610
4 bedrooms	$3,150	$2,835 – $3,465	$3,141	$3,290

A household renting a two-bedroom home at the Small Area FMR of $1,950 needs about $78,000 a year to keep housing costs at 30% of income. The area median family income is $122,800 and the 80% low-income limit for four people is $98,250. ZIP code 98511 lies mainly in Thurston County. See the Olympia-Lacey-Tumwater, WA county page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
98512	Olympia	1.9 mi	$1,980
98556	Littlerock	4.1 mi	$1,980
98501	Olympia	7.3 mi	$1,930
98505	Olympia	7.6 mi	$1,880
98502	Olympia	8.7 mi	$1,880
98503	Lacey	11.9 mi	$1,960

Questions

What is the Fair Market Rent for ZIP code 98511?

HUD's FY2027 Small Area Fair Market Rents for 98511 are $1,590 (studio), $1,660 (1 BR), $1,950 (2 BR), $2,550 (3 BR) and $3,150 (4 BR) a month.

What is the Section 8 payment standard in 98511?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 98511 that range is $1,755 to $2,145 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 98511?

The FY2026 income limits of the Olympia-Lacey-Tumwater, WA area apply: median family income $122,800, low-income (80%) limit $98,250 for a family of four.