County FMR · HUD FY2026

Barnstable County Fair Market Rent

HUD's FY2026 Fair Market Rent for Barnstable County, MA - 92% above the US average.

Compiled by PlainRent Editorial, Fair Market Rent Editorial Team · May 15, 2026

$1,846
1-bedroom FMR: $2,422
2-bedroom FMR: +3.2%
YoY change: +92%
vs US avg

The verdict

Barnstable is the 5th most expensive of 14 counties in Massachusetts by 2-bedroom FMR.

#5
most expensive of 14 in Massachusetts (2BR): +3%
vs the state average: $73,840
income to afford it (30% rule): +3.2%
YoY, FY2025→2026

Software Developers spend the smallest share of income on rent here (14.7%), while Fast Food and Counter Workers spend the most (63.2%); nearby Massachusetts counties range as much as 79% apart in 1-bedroom FMR, so the county line itself can matter for renters comparing options.

FY 2026 HUD Fair Market Rent for Barnstable County, MA. Verify with HUD →

HUD sets the FY 2026 1-bedroom Fair Market Rent for Barnstable County, Massachusetts at $1,846 per month - the federal rental-assistance benchmark for this county. A 2-bedroom costs $2,422/mo and a studio is $1,834/mo. This is 92% higher than the national average of $959 and 3% above the Massachusetts average of $1,796.

Rent increased3.2% from FY 2025 ($1,788), outpacing inflation. To afford rent here, a household needs at least $73,840/year based on the 30% affordability rule.

FY 2026 HUD Fair Market Rents in Massachusetts. Population: 49,232. Population grew 7.7% over the past five years (Census ACS) - among the faster-growing counties nationally, a trend that typically adds upward pressure on rents. That's faster than Massachusetts's statewide growth of +2.4% over the same period.

What these rents mean for Barnstable County

The Barnstable County FMR area applies to all ZIP codes inside the county boundary, and Massachusetts's housing authorities use it as the baseline for Section 8 Housing Choice Voucher payment standards. See how FMR is calculated for the full 40th-percentile methodology and payment-standard rules.

Barnstable County's 1-bedroom rent runs 92% above the US average of $959 and 3% higher than the Massachusetts state average of $1,796. Over the past year, 1-bedroom rent here shifted from$1,788 in FY 2025 to $1,846 in FY 2026 - a change of +3.2%, which outpaces typical consumer inflation.

At the FY 2026 1-bedroom FMR of $1,846, affording it under the 30%-of-income rule takes $73,840 per year (about $6,153/month) in household income, and a 2-bedroom at $2,422 pushes that threshold even higher. With a population of 49,232 and a county median household income of $94,452, the arithmetic here directly shapes which wage earners can rent without being cost-burdened.

Fair Market Rents (2026)

Studio

State avg: $1,696 · US avg: $893

$1,834/mo

↑ 5.5% YoY +8% vs state +105% vs US

1 Bedroom

State avg: $1,796 · US avg: $959

$1,846/mo

↑ 3.2% YoY +3% vs state +92% vs US

2 Bedroom

State avg: $2,261 · US avg: $1,175

$2,422/mo

↑ 3.2% YoY +7% vs state +106% vs US

3 Bedroom

State avg: $2,823 · US avg: $1,525

$2,985/mo

↑ 3.7% YoY +6% vs state +96% vs US

4 Bedroom

State avg: $3,188 · US avg: $1,756

$3,428/mo

↑ 3.6% YoY +8% vs state +95% vs US

Year-over-Year Comparison

Bedrooms	FY 2025	FY 2026	Change	vs State	vs US
Studio	$1,739	$1,834	+$95 (+5.5%)	+8%	+105%
1 Bedroom	$1,788	$1,846	+$58 (+3.2%)	+3%	+92%
2 Bedroom	$2,346	$2,422	+$76 (+3.2%)	+7%	+106%
3 Bedroom	$2,879	$2,985	+$106 (+3.7%)	+6%	+96%
4 Bedroom	$3,308	$3,428	+$120 (+3.6%)	+8%	+95%

Affordability Snapshot

Based on the standard that rent should not exceed 30% of gross income:

Required annual income for 1 BR

$73,840

$6,153/month gross

Required annual income for 2 BR

$96,880

$8,073/month gross

Rent Burden Analysis

How much of household income goes to rent in Barnstable County. The 30% threshold indicates cost burden.

Studio

23.3%

Affordable

Need $73,360/yr for 30% rule

1 Bedroom

23.5%

Affordable

Need $73,840/yr for 30% rule

2 Bedroom

30.8%

Burdened

Need $96,880/yr for 30% rule

3 Bedroom

37.9%

Burdened

Need $119,400/yr for 30% rule

4 Bedroom

43.6%

Burdened

Need $137,120/yr for 30% rule

How we calculate this

Rent burden = (FMR × 12) ÷ county median household income. Required income = (FMR × 12) ÷ 0.3, the federal 30%-of-gross-income rule HUD uses to define cost burden. Median household income is from the U.S. Census Bureau's American Community Survey; FMR is from HUD's FY2026 release. See methodology.

Barnstable County 2-bedroom rent burden

County median income: $94,452 · National avg burden: 21.7% ·View Massachusetts rent burden →

Where Barnstable sits among every US county

2-bedroom Fair Market Rent vs. all 3,145 HUD counties

$2,422 Top 1% higher than 99% of 3,145 counties

Each bar is a $0.2K-wide band; taller bars hold more counties. The dashed line + filled bar mark this entry. Hover or tap any bar for its full count, share, and where it sits relative to this entry.

Source U.S. Department of Housing and Urban Development, Fair Market Rents · FY2026

Suffolk

$2,476
Middlesex

$2,476
Essex

$2,476
Barnstable

$1,846
Plymouth

$1,761
Hampshire

$1,580
Hampden

$1,382

What this shows Barnstable is highlighted. Nearby Massachusetts counties by 1-bedroom FMR, highest to lowest: Suffolk County ($2,476), Middlesex County ($2,476), Essex County ($2,476), Barnstable County (this county) ($1,846), Plymouth County ($1,761), Hampshire County ($1,580), Hampden County ($1,382).

Can Common Jobs Afford Rent Here?

How a 1-bedroom at $1,846/mo compares to Massachusetts salaries for popular occupations (BLS wage data, 30%-of-income rule).

Occupation	MA Salary	Rent Burden	Verdict
Software Developers	$150,520	14.7%	Affordable
General & Operations Managers	$123,850	17.9%	Affordable
Registered Nurses	$101,970	21.7%	Affordable
Accountants & Auditors	$96,580	22.9%	Affordable
Elementary School Teachers	$83,260	26.6%	Affordable
Electricians	$82,120	27%	Affordable
Police & Sheriff's Patrol Officers	$78,610	28.2%	Affordable
Paralegals & Legal Assistants	$74,990	29.5%	Affordable
Heavy & Tractor-Trailer Truck Drivers	$60,630	36.5%	Stretched
Customer Service Representatives	$48,060	46.1%	Stretched
Pharmacy Technicians	$44,640	49.6%	Stretched
Janitors & Cleaners	$44,570	49.7%	Stretched
Teaching Assistants	$37,920	58.4%	Unaffordable
Retail Salespersons	$36,320	61%	Unaffordable
Fast Food & Counter Workers	$35,060	63.2%	Unaffordable

Salaries: BLS OES (Massachusetts) median · 30% = affordable threshold · Try the salary calculator →

Rent Trends (2020–2026)

7-year Fair Market Rent history for Barnstable County. Shows how HUD rental rates have changed over time.

Over the 6-year span HUD has tracked for Barnstable (FY 2020-2026), the 1-bedroom Fair Market Rent has risen 60.7% overall, from $1,149 to $1,846. Most of that movement was gradual except for a single sharp jump of +12.9% in FY 2022, well above this county's typical year-to-year change.

Barnstable County 1-bedroom Fair Market Rent, FY2020–FY2026

Year	Studio	1 BR	2 BR	3 BR	4 BR
FY 2026 ↑3.2%	$1,834	$1,846	$2,422	$2,985	$3,428
FY 2025 ↑12.8%	$1,739	$1,788	$2,346	$2,879	$3,308
FY 2024 ↑2.1%	$1,486	$1,585	$2,082	$2,541	$2,897
FY 2023 ↑8.8%	$1,401	$1,553	$2,044	$2,501	$2,781
FY 2022 ↑12.9%	$1,248	$1,428	$1,879	$2,323	$2,548
FY 2021 ↑10.1%	$1,100	$1,265	$1,667	$2,089	$2,261
FY 2020	$986	$1,149	$1,513	$1,919	$2,050

Total change (6yr): +60.7%

Annualized: +8.2%/yr

1 BR: $1,149 → $1,846

Part of the Barnstable Town, MA Metro Area

Barnstable County is a central county of the Barnstable Town, MA metropolitan statistical area.

Nearby Counties in Massachusetts

Largest counties by population in Massachusetts

Suffolk County

1 BR: $2,476/mo Pop: 663,972

Hampshire County

1 BR: $1,580/mo Pop: 35,472

Hampden County

1 BR: $1,382/mo Pop: 28,510

Middlesex County

1 BR: $2,476/mo Pop: 23,961

Essex County

1 BR: $2,476/mo Pop: 17,277

Plymouth County

1 BR: $1,761/mo Pop: 17,008

Nantucket County

1 BR: $2,425/mo Pop: 14,299

Bristol County

1 BR: $1,230/mo Pop: 10,563

View all counties in Massachusetts →

Frequently Asked Questions

What is the average rent in Barnstable County? ▼

The FY 2026 Fair Market Rent for a 1-bedroom in Barnstable County is $1,846 per month. A 2-bedroom is $2,422 and a studio is $1,834.

How does Barnstable County rent compare to the national average? ▼

Rent in Barnstable County is 92% above the national average. A 1-bedroom here costs $1,846 compared to $959 nationally.

What income do I need to afford rent in Barnstable County? ▼

Based on the 30% affordability rule, you need an annual income of at least $73,840 ($6,153/month) to afford a 1-bedroom at Fair Market Rent in Barnstable County.

Is rent going up or down in Barnstable County? ▼

The 1-bedroom Fair Market Rent in Barnstable County increased by 3.2% from FY 2025 to FY 2026, going from $1,788 to $1,846.

Which jobs can afford rent in Barnstable County? ▼

Based on Massachusetts BLS salary data and the 30% affordability rule, jobs like Software Developers, General and Operations Managers, Registered Nurses can afford a 1-bedroom at $1,846/mo. 8 of 15 common occupations are affordable here.

How much has rent changed in Barnstable County over time? ▼

The 1-bedroom Fair Market Rent in Barnstable County went from $1,149 in FY 2020 to $1,846 in FY 2026, a total change of +60.7% over 6 years.

How does Fair Market Rent affect Section 8 vouchers in Barnstable County? ▼

In Barnstable County, the FY 2026 FMR of $1,846/mo for a 1-bedroom sets the baseline that local housing authorities use for Section 8 payment standards.

What does Fair Market Rent mean for Barnstable County? ▼

For Barnstable County, it's the specific 40th-percentile rent HUD publishes each year ($1,846/mo for a 1-bedroom in FY 2026).

What this means for renters

Treat Barnstable's FY2026 Fair Market Rent as HUD's affordability benchmark, not a market quote.

Budget to roughly 30% of income: the FY2026 1-bedroom FMR of $1,846 implies about $73,840/yr to rent without being cost-burdened. Run your numbers
Compare this county against nearby metros and states before signing a lease. Compare areas
See where it sits on the national rent map. View rankings

Fair Market Rent is HUD's 40th-percentile policy benchmark used to set Housing Choice Voucher payment standards. Actual asking rents in Barnstable can run higher or lower, and HUD updates FMRs once a year. This page is informational and not financial or relocation advice.

Disclaimer: This information is provided for informational purposes only and does not constitute professional advice. Data is sourced from the U.S. Census Bureau and HUD Fair Market Rents. Consult a qualified professional before making decisions based on this data.

All federal data sources used on this page

HUD Fair Market Rents (FMR) - county-level fair-market rent estimates by bedroom count. huduser.gov/datasets/fmr
HUD Income Limits - area median income for affordability calculations. huduser.gov/datasets/il
HUD Comprehensive Housing Affordability Strategy (CHAS) - rent burden and housing-cost distribution. huduser.gov/datasets/cp
U.S. Census Bureau ACS - county and metro housing characteristics + median rent. census.gov/programs-surveys/acs
BLS Consumer Price Index, Rent of Primary Residence - rent inflation by metro. bls.gov/cpi
IRS Migration Data (SOI) - interstate migration aggregates affecting county demand. irs.gov/statistics/migration
BLS Occupational Employment and Wage Statistics - state-level median wages by occupation, used for job affordability analysis. bls.gov/oes

Every figure on PlainRent is rendered directly from HUD's published Fair Market Rent records, no number is typed in by an editor. See our editorial standards & corrections policy, the methodology behind these numbers, or report a data error. Data current as of FY 2026.