Updated October 2026. How to set the rent on a home you own, with HUD’s fiscal 2027 Fair Market Rents and Zillow home values, both read on October 27, 2026.
To price a rental property in 2026, start from what similar homes nearby rent for today, then adjust for size, condition and amenities. HUD’s benchmark for a two-bedroom in the Miami-Dade area is $2,564 a month for fiscal 2027, up from $2,436. The old “1% of value” rule rarely holds now: in Miami that ratio is closer to 0.44%.
Jump to: 🪜 Pricing method · 💲 Rent benchmarks · 🏠 Adjustments · 🤝 Rules · ❓ FAQ
Key takeaways
- HUD’s fiscal 2027 Fair Market Rent for a two-bedroom is $2,564 in Miami-Dade, $1,497 in Harris County (Houston) and $1,341 in Madison County (Huntsville).
- Rent-to-value ratios in those areas sit around 0.4% to 0.6% a month, well under the old 1% rule.
- The Fair Housing Act bars rental choices based on race, color, national origin, religion, sex, familial status or disability.
- In Florida, a landlord who keeps part of a deposit must send written notice within 30 days after the lease ends (Fla. Stat. 83.49).
Price too high and the home sits empty, which costs you a month of rent for every month it waits. Price too low and you leave money on the table for a full lease. The goal is the highest rent that still fills the home in a few weeks.
How do you set the right rent for your rental property?
- Find five or more similar rentals near you, listed or rented in the last two months. Match bedrooms, baths, size and condition.
- Note what each includes: utilities, parking, laundry, a yard, a pool, pets allowed.
- Check a public benchmark like HUD’s Fair Market Rent for your county.
- Set your price in the middle of the true comparables, then adjust up or down for what yours has or lacks.
- List it, and watch the first 10 days. Lots of calls and no applications means the price or the photos need work.
Rent is about today’s market, not last year’s. A home that rented for $1,000 a year ago isn’t worth $1,000 today just because that’s what it was. Check again before every new lease.
What do rentals cost in different markets?
HUD sets Fair Market Rents each year for housing programs. They estimate the 40th percentile gross rent, utilities included, for standard-quality units, and the fiscal 2027 figures took effect October 1, 2026. That makes them a sensible floor-to-middle check, not a ceiling.
| Area (county) | 2-bedroom FMR, FY2027 | FY2026 | Typical home value, Sept 2026 | Rent as % of value |
|---|---|---|---|---|
| Miami (Miami-Dade) | $2,564 | $2,436 | $583,700 | 0.44% |
| Fort Lauderdale (Broward) | $2,321 | $2,333 | $509,700 | 0.46% |
| Jacksonville (Duval) | $1,694 | $1,658 | $284,800 | 0.59% |
| Houston (Harris) | $1,497 | $1,573 | $259,500 | 0.58% |
| Chicago (Cook) | $2,011 | $1,781 | $334,100 | 0.60% |
| Charlotte (Mecklenburg) | $1,785 | $1,686 | $389,600 | 0.46% |
| Huntsville (Madison) | $1,341 | $1,310 | $287,000 | 0.47% |
FMRs come from HUD’s Fair Market Rents data. Home values are Zillow’s typical value for the city, September 2026. The ratio is a rough guide, since a two-bedroom rent and a typical home value aren’t the same home.
How do I set pricing for my rental in Miami?
Start from the $2,564 HUD figure for a two-bedroom, then check real listings in your ZIP code. Waterfront, new buildings and walkable areas rent well above it. Older units far from transit rent closer to it. If your unit is in a condo, check the association’s rules on leasing before you list.
Does the 1% rule still work?
Not in most big metros. The old advice was to charge 0.8% to 1.1% of the home’s value each month. In the table above, real ratios run 0.4% to 0.6%. Use comparables, not a rule of thumb. The ratio is still handy for one thing: spotting when a purchase price is too high to work as a rental.
What raises or lowers the rent?
| Feature | Effect on rent | Tip |
|---|---|---|
| Location near jobs, schools, transit | Raises it | Mention walk times in the listing |
| Updated kitchen and baths | Raises it | Show them first in the photos |
| In-unit laundry, parking, yard | Raises it | List each one clearly |
| Pets allowed | Widens the pool of renters | Set a clear pet policy and deposit |
| Utilities included | Raises the rent, but you carry the risk | Price from a year of real bills |
| Dated finishes, no AC, steep stairs | Lowers it | Price it honestly or fix the worst item |
Including utilities? Look at 12 months of real bills, not one, and add a cushion for heavy months. A cap on usage in the lease protects you from surprises.
Think like a renter, too. Walk the home and list what it lacks next to the comparables. That honest list keeps your price in range. Curb appeal counts for renters as much as buyers; see Selling Your Home? It’s What’s on the Outside That Counts.
Should you get an appraisal first?
An appraisal tells you what the home is worth, not what it rents for, so it’s not needed to set rent. It does help if you’re deciding whether to keep or sell. Read Understand Home Appraisal Costs Before You Buy or Sell, or start with our free home value calculator. A local property manager can also give you a rent opinion, often free if you might hire them.
What rules apply when you rent out a home?
Fair housing
The federal Fair Housing Act bars discrimination in renting based on race, color, national origin, religion, sex, familial status or disability, per HUD. Use the same screening rules for every applicant and keep them in writing. Many states and cities add more protected groups.
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On homes listed by other agents, Beycome credits you up to 2% of the price at closing (1% kept, $1,499 minimum; not on FSBO homes or homes listed by Beycome sellers).
Buy a home →Security deposits in Florida
Under Florida Statutes section 83.49, the landlord must tell the tenant in writing, in the lease or within 30 days, where the deposit is held. After the lease ends, a landlord with no claim must return the deposit within 15 days. A landlord who wants to keep part of it must send written notice within 30 days, and the tenant then has 15 days to object. Our guide to Florida landlords’ rights and duties covers the rest. Other states have their own deadlines.
What if you’d rather sell the rental?
Some owners run the numbers and decide to sell. You can sell with a tenant in place, which suits investors, or wait until the lease ends and sell it empty to owner-occupants. Check your lease for notice and showing rules first. Taxes matter too; read how capital gains tax works when selling a house.
To sell fast, price it right and get it on the MLS. Our tips on Selling Your Property Fast with Simple Tips From the Pros help. Beycome lists homes on the MLS from $99, with $0 to Beycome at closing, in 17 states and DC; see our flat fee MLS plans. You can hire an agent instead; it’s your choice.
Planning to rent out your first home while you buy another? Read Buying a Second Home? Here’s How You Can Rent Out Your First and 7 Things To Keep In Mind If You’re Looking To Invest In Real Estate. Our buyer program is open to every buyer on homes listed by other agents, with no upfront fee: we keep 1% of the price (minimum $1,499) and credit the rest of the buyer-agent commission at closing, with lender approval. The credit can’t apply where no buyer-agent commission is offered, like most FSBO homes, or on homes listed by Beycome sellers.
Frequently asked questions about pricing a rental property
How do I figure out how much to charge for rent?
Compare five or more similar rentals nearby from the last two months, check HUD’s Fair Market Rent for your county, then adjust for features.
What is a good rent-to-value ratio?
It depends on the market. In large metros in 2026 it often runs 0.4% to 0.6% of the home’s value per month, below the old 1% rule.
What is HUD’s Fair Market Rent in Miami?
For fiscal 2027, $2,564 a month for a two-bedroom in the Miami-Miami Beach-Kendall area, up from $2,436 in fiscal 2026.
Should I include utilities in the rent?
Only if you price from a year of real bills and add a cushion. Otherwise, let the tenant pay utilities directly.
How fast should a well-priced rental fill?
Watch the first 10 days. Few showings or no applications usually means the price or the photos need work.
Can I sell my rental property fast with a tenant in it?
Yes, often to an investor. Follow the lease’s notice and showing rules. An MLS listing reaches the most buyers.
Rent figures are HUD Fair Market Rents (gross rent, including utilities) for the county’s FMR area, not the rent for any specific home. Rent-to-value ratios divide a two-bedroom FMR by the city’s typical home value and are rough guides only.
Prices as of October 2026. “$0 at closing” means no Beycome fee at closing; other closing costs, taxes, title fees and any buyer-agent compensation you agree to still apply. Buyer credit: minimum $1,499 kept by Beycome, lender approval required, not on FSBO homes or homes listed by Beycome sellers. General information, not legal or tax advice; rules vary by state and city.
Sources
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