Renting · Section 8
Data from November 2026
Renting in Franklin County, Illinois
Franklin County has a HUD fair market rent of $930 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $803 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $17.88 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $930
- a month, HUD, Fiscal year 2027
- 46% less than in Illinois
- Typical rent
- $803
- a month, Census, Average 2020–2024
- 37% less than in Illinois
- Wage needed
- $17.88
- an hour, 2 bedrooms
- Or $37,200 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 52%
- spend 30% or more of income on rent
- 9% more than in Illinois
Only here
Renting in Franklin County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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Nearby, in Hamilton County, the typical rent is $568: 29% less than in Franklin County ($803).
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Franklin County has the 6th largest share of rent-burdened renters of the 99 counties in Illinois with this figure (52%).
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12% of households in Franklin County have no internet at home, against 6% in Illinois.
Sources: U.S. Census Bureau (Average 2020–2024).
Fair market rent
What HUD sets for each size
Every year HUD (the U.S. Department of Housing and Urban Development) publishes a Fair Market Rent (FMR) for each home size in Franklin County. It is used to work out how much a Section 8 voucher covers. The table shows what you need to earn to pay it without spending more than 30% of income.
The fair market rent covers rent plus basic utilities, except the phone. HUD generally sets it at the 40th percentile: 4 in 10 standard-quality homes rented recently cost less. 24 CFR §888.113(a)
| Size | Fair rent per month | Hourly wage | Income needed per year |
|---|---|---|---|
| Studio | $648 | $12.46 | $25,920 |
| 1 bedroom | $711 | $13.67 | $28,440 |
| 2 bedrooms | $930 | $17.88 | $37,200 |
| 3 bedrooms | $1,225 | $23.56 | $49,000 |
| 4 bedrooms | $1,315 | $25.29 | $52,600 |
HUD area: Franklin County, IL. Source: HUD, Fiscal year 2027
By ZIP code
The fair market rent for your ZIP code
HUD also publishes fair market rents by ZIP code (Small Area FMRs) for 22 ZIP codes in Franklin County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $930 in 62812 to $1,230 in 62891. 18 ZIP codes are above the county's fair market rent ($930).
Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses. 24 CFR §982.503(a)(1)
| 62812 | Franklin County, IL | $650 | $710 | $930 | $1,230 | $1,320 |
|---|---|---|---|---|---|---|
| 62819 | Franklin County, IL | $780 | $860 | $1,120 | $1,480 | $1,580 |
| 62822 | Franklin County, IL | $650 | $710 | $930 | $1,230 | $1,320 |
| 62825 | Franklin County, IL | $660 | $720 | $940 | $1,240 | $1,340 |
| 62836 | Franklin County, IL | $700 | $720 | $940 | $1,230 | $1,320 |
| 62836 | Jefferson County, IL | $700 | $720 | $940 | $1,230 | $1,320 |
| 62856 | Franklin County, IL | $700 | $760 | $1,000 | $1,320 | $1,400 |
| 62860 | Franklin County, IL | $690 | $800 | $990 | $1,340 | $1,410 |
| 62860 | Hamilton County, IL | $690 | $800 | $990 | $1,340 | $1,410 |
| 62865 | Franklin County, IL | $670 | $730 | $960 | $1,260 | $1,360 |
| 62874 | Franklin County, IL | $650 | $710 | $930 | $1,230 | $1,320 |
| 62884 | Franklin County, IL | $650 | $710 | $930 | $1,230 | $1,320 |
| 62890 | Franklin County, IL | $850 | $940 | $1,220 | $1,610 | $1,700 |
| 62890 | Hamilton County, IL | $850 | $940 | $1,220 | $1,610 | $1,700 |
| 62890 | Saline County, IL | $850 | $940 | $1,220 | $1,610 | $1,700 |
| 62890 | Williamson County, IL | $850 | $940 | $1,220 | $1,610 | $1,700 |
| 62891 | Franklin County, IL | $860 | $940 | $1,230 | $1,620 | $1,740 |
| 62896 | Franklin County, IL | $680 | $720 | $940 | $1,240 | $1,310 |
| 62896 | Williamson County, IL | $680 | $720 | $940 | $1,240 | $1,310 |
| 62897 | Franklin County, IL | $840 | $920 | $1,200 | $1,580 | $1,700 |
| 62983 | Franklin County, IL | $670 | $730 | $960 | $1,260 | $1,360 |
| 62999 | Franklin County, IL | $660 | $730 | $950 | $1,250 | $1,340 |
- 62812 · Franklin County, IL $930$1,230
- 62819 · Franklin County, IL $1,120$1,480
- 62822 · Franklin County, IL $930$1,230
- 62825 · Franklin County, IL $940$1,240
- 62836 · Franklin County, IL $940$1,230
- 62836 · Jefferson County, IL $940$1,230
- 62856 · Franklin County, IL $1,000$1,320
- 62860 · Franklin County, IL $990$1,340
- 62860 · Hamilton County, IL $990$1,340
- 62865 · Franklin County, IL $960$1,260
- 62874 · Franklin County, IL $930$1,230
- 62884 · Franklin County, IL $930$1,230
- 62890 · Franklin County, IL $1,220$1,610
- 62890 · Hamilton County, IL $1,220$1,610
- 62890 · Saline County, IL $1,220$1,610
- 62890 · Williamson County, IL $1,220$1,610
- 62891 · Franklin County, IL $1,230$1,620
- 62896 · Franklin County, IL $940$1,240
- 62896 · Williamson County, IL $940$1,240
- 62897 · Franklin County, IL $1,200$1,580
- 62983 · Franklin County, IL $960$1,260
- 62999 · Franklin County, IL $950$1,250
Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) (external site)
Rent burden
How many households spend too much
HUD counts rent as a burden when it reaches 30% of income or more. In Franklin County, 52% of renter households are in that position; in Illinois, 48%, and nationwide, 51% (Average 2020–2024, Census).
Paying too much rent leaves little for food, transportation and savings. If that is you, the agencies below can guide you for free.
52%
of renter households spend 30% or more of their income on rent.
4,175 households rent in Franklin County
- Spend half or more of their income 27%
- Spend 30% or more, but less than half 25%
- Spend less than 30% 48%
Compared with the state and the country
- Franklin 52%
- Illinois 48%
- United States 51%
Low-income apartments
Low-income apartments in Franklin County
HUD lists 11 properties with homes for low-income households in Franklin County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 4
- HUD-assisted
- 2
- public housing
- 5
912 homes in all; 898 of them low-income, according to HUD.
- West Frankfort HSG Public housing 305 E Clark St, West Frankfort 62896 176 low-income homes · Run by Housing Authority of the County of Franklin · Average payment: $394 a month · Average wait: 7 months · Homes at several sites · (618) 932-2124
- Benton Housing Public housing 102 S Buchanan St, Benton 62812 175 low-income homes · Run by Housing Authority of the County of Franklin · Average payment: $395 a month · Average wait: 9 months · Homes at several sites · (618) 932-2124
- Kuca Highrise Public housing 301 E Elm St, West Frankfort 62896 161 homes, 158 low-income · Run by Housing Authority of the County of Franklin · Average payment: $271 a month · Average wait: 2 months · (618) 932-2124
- Christopher Elderly Public housing 602 W Market St, Christopher 62822 102 low-income homes · Run by Housing Authority of the County of Franklin · Average payment: $363 a month · Average wait: 14 months · Homes at several sites · (618) 932-2124
- Heritage Woods of Benton Tax credit (LIHTC) 1302 Bailey Ln, Benton 62812 100 homes, 90 low-income · Studio: 44 · 1 bd: 48 · 2 bd: 8 · In service since 2004 · For older adults
- Zeigler Housing Public housing 105 S Fairdale St, Royalton 62983 74 homes, 73 low-income · Run by Housing Authority of the County of Franklin · Average payment: $372 a month · Average wait: 10 months · Homes at several sites · (618) 932-2124
- Strawberry Meadows Tax credit (LIHTC) 1100 Strawberry Dr, West Frankfort 62896 42 low-income homes · 1 bd: 7 · 2 bd: 26 · 3 bd: 9 · In service since 2003 · For families
- Hunter's Trace Subdivision Tax credit (LIHTC) 1036 Hunters Cir, Benton 62812 32 low-income homes · 3 bd: 32 · In service since 2009
- West Frankfort Village HUD-assisted 700 E Cleveland St, West Frankfort 62896 24 low-income homes · For families · (618) 997-5365
- Smith Corbin Apts Tax credit (LIHTC) 1413 N Lincoln Dr, Benton 62812 18 low-income homes · 1 bd: 9 · 2 bd: 9 · In service since 1994
- Country Aire Apartments/Thompsonville Housing HUD-assisted 3612 2nd St, Thompsonville 62890 8 low-income homes · For families · (314) 448-3564
Source: HUD, retrieved November 6, 2026. LIHTC database, updated May 14, 2025; Assisted multifamily properties, updated October 23, 2026; Public housing developments, updated October 23, 2026.
Section 8
The Section 8 voucher in Franklin County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 1 agency serves in Franklin County. Here is what the rules say:
The rules, with their source
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You apply at the public housing agency. If you qualify, your name usually goes on a waiting list. Applicants must be U.S. citizens or noncitizens with eligible status as HUD defines it. Source: HUD
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Generally, your family must have very low income: no more than 50% of the area median income, by family size (the middle column of the table). Source: 24 CFR §5.603, §982.201(b)
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Each year, at least 75% of the families an agency admits from its list must have extremely low income (the 30% column). Source: 24 CFR §982.201(b)(2)
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If the rent is below the payment standard, the family generally pays 30% of its adjusted monthly income. If it is above, the family pays more. Source: 24 CFR §982.1(a)(3)
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When you move in, if the rent is above the payment standard, your share cannot go over 40% of your adjusted monthly income. Source: 24 CFR §982.508
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Each agency sets a payment standard for each size. Without asking HUD, it can go from 90% to 110% of the fair market rent. Source: 24 CFR §982.503(b), (c)
| People | Extremely low (30%) | Very low (50%) | Low |
|---|---|---|---|
| 1 person | $18,850 | $31,400 | $50,250 |
| 2 people | $21,640 | $35,900 | $57,400 |
| 3 people | $27,320 | $40,400 | $64,600 |
| 4 people | $33,000 | $44,850 | $71,750 |
| 5 people | $38,680 | $48,450 | $77,500 |
| 6 people | $44,360 | $52,050 | $83,250 |
| 7 people | $50,040 | $55,650 | $89,000 |
| 8 people | $55,720 | $59,250 | $94,750 |
Area median income: $75,100. HUD income limits by family size, Fiscal year 2026. Area: Franklin County, IL. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $583 – $713
- 1 bedroom $640 – $782
- 2 bedrooms $837 – $1,023
- 3 bedrooms $1,103 – $1,348
- 4 bedrooms $1,184 – $1,447
The range the rule allows: 90% to 110% of the county's fair market rent. Your agency publishes its own.
Housing agencies that serve this place
- Housing Authority of the County of Franklin Public housing and Section 8 vouchers · 65 vouchers · 684 public housing units (618) 932-2124 Housing Authority of the County of Franklin: cely@fchaonline.org
Housing agencies in Illinois Source: HUD, Retrieved November 6, 2026
Your rights as a tenant in Illinois
What Illinois law says about deposits, notices and eviction, with the citation for each rule.
See your rights, rule by ruleCompare these rules with other states →
A summary of state law, not legal advice. Cities may have additional rules.
- If I fall behind on rent, what notice must I get?
- 5 days
- 735 ILCS 5/9-101 to 9-307 (Eviction Act)
- How much notice ends a month-to-month rental?
- 30 days
- 735 ILCS 5/9-101 to 9-307 (Eviction Act)
- Only a court order can remove you735 ILCS 5/9-101 to 9-307 (Eviction Act)
- Protection from retaliation765 ILCS 721 (Landlord Retaliation Act)
- Protection related to immigration statusIllinois Human Rights Act
Help
Where to get help with rent in Franklin County
This is the nearest HUD-approved agency. They counsel for free or at low cost.
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C.e.f.s. Clay County Outreach Office
835 West North, Flora · 52 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 8 more
Rental assistance programs
The ones that serve in Franklin County or the whole state, with what each page says about being open.
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Illinois Court-Based Rental Assistance Program (CBRAP)
Run by Illinois Housing Development Authority (IHDA)
Illinois state help to pay back rent and court costs if you already have an eviction case for nonpayment
Open, per the source
See details
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Franklin County. Change the rent, the deposit and the fees to yours: the numbers stay in your browser.
Count power on top of the rent: in Illinois, the average home bill was $110 a month in 2024 (EIA). See electricity and gas costs
Your move
We use the place's fair market rent and the state's deposit rule.
Adjust advanced details
Let's do the math
Cash to move in
$1,860
What you need before you get the keys.
What adds up
- First month
- $930
- Security deposit
- $930
- Total
- $1,860
When you'll have it
Enter what you can set aside each month to see how long it takes.
What helps
- Ask for a receipt for every payment and keep a copy of the lease.
- On move-in day, walk through the home and take dated photos.
- Never send money for a home you haven't seen or a lease you haven't read.
This is a planning estimate, not a price. What you are asked for depends on the landlord, your lease and your state's and city's rules. It is not legal advice.
Frequently asked questions
What is the fair market rent in Franklin County?
According to HUD (Fiscal year 2027): Studio: $648; 1 bedroom: $711; 2 bedrooms: $930; 3 bedrooms: $1,225; 4 bedrooms: $1,315. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Franklin County?
Paying the 2-bedroom fair market rent ($930) without spending more than 30% of income takes $17.88 an hour full time, or $37,200 a year.
Who qualifies for Section 8 in Franklin County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $44,850 a year (Fiscal year 2026). The family usually pays 30% of its adjusted monthly income. You apply at the housing agency.
How much does Section 8 pay in Franklin County?
The voucher pays up to your housing agency's payment standard, minus your share. The rule lets the agency set it between 90% and 110% of the fair market rent: for 2 bedrooms here, between $837 and $1,023 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Franklin County?
For 2 bedrooms they run from $930 in 62812 to $1,230 in 62891. Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses.
How many low-income apartments are there in Franklin County?
HUD lists 11 properties with homes for low-income households in Franklin County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest. For tax-credit apartments and HUD-assisted buildings, you apply directly at the building's management office. They tell you whether units are open and how to apply; HUD does not have that information.
How many households spend too much on rent in Franklin County?
HUD counts rent as a burden when it reaches 30% of income or more. In Franklin County, 52% of renter households are in that position; in Illinois, 48%, and nationwide, 51% (Average 2020–2024, Census).