Renting · Section 8
Data from November 2026
Renting in Franklin County, Kansas
Franklin County has a HUD fair market rent of $1,179 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $1,042 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $22.67 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,179
- a month, HUD, Fiscal year 2027
- 3% less than in Kansas
- Typical rent
- $1,042
- a month, Census, Average 2020–2024
- 2% less than in Kansas
- Wage needed
- $22.67
- an hour, 2 bedrooms
- Or $47,160 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 42%
- spend 30% or more of income on rent
- 4% less than in Kansas
Only here
Renting in Franklin County: what sets it apart
What this place has that others do not, from public data, most unusual first.
-
Nearby, in Linn County, the typical rent is $691: 34% less than in Franklin County ($1,042).
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At $1,042, Franklin County ranks 10th among the 102 counties in Kansas with this figure for the highest typical rent.
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 | $895 | $17.21 | $35,800 |
| 1 bedroom | $901 | $17.33 | $36,040 |
| 2 bedrooms | $1,179 | $22.67 | $47,160 |
| 3 bedrooms | $1,405 | $27.02 | $56,200 |
| 4 bedrooms | $1,550 | $29.81 | $62,000 |
HUD area: Franklin County, KS. 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 16 ZIP codes in Franklin County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,080 in 66078 to $1,570 in 66092. 11 ZIP codes are above the county's fair market rent ($1,179).
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)
| 66042 | Franklin County, KS | $960 | $1,030 | $1,210 | $1,550 | $1,810 |
|---|---|---|---|---|---|---|
| 66042 | Kansas City, MO-KS | $960 | $1,030 | $1,210 | $1,550 | $1,810 |
| 66067 | Franklin County, KS | $880 | $890 | $1,160 | $1,380 | $1,520 |
| 66076 | Franklin County, KS | $840 | $850 | $1,110 | $1,320 | $1,460 |
| 66078 | Franklin County, KS | $820 | $830 | $1,080 | $1,290 | $1,420 |
| 66079 | Franklin County, KS | $950 | $980 | $1,230 | $1,510 | $1,700 |
| 66079 | Kansas City, MO-KS | $950 | $980 | $1,230 | $1,510 | $1,700 |
| 66080 | Anderson County, KS | $850 | $860 | $1,130 | $1,350 | $1,490 |
| 66080 | Franklin County, KS | $850 | $860 | $1,130 | $1,350 | $1,490 |
| 66092 | Franklin County, KS | $1,200 | $1,220 | $1,570 | $1,900 | $2,120 |
| 66092 | Kansas City, MO-KS | $1,200 | $1,220 | $1,570 | $1,900 | $2,120 |
| 66092 | Lawrence, KS | $1,200 | $1,220 | $1,570 | $1,900 | $2,120 |
| 66095 | Anderson County, KS | $950 | $960 | $1,250 | $1,490 | $1,640 |
| 66095 | Coffey County, KS | $950 | $960 | $1,250 | $1,490 | $1,640 |
| 66095 | Franklin County, KS | $950 | $960 | $1,250 | $1,490 | $1,640 |
| 66095 | Topeka, KS | $950 | $960 | $1,250 | $1,490 | $1,640 |
- 66042 · Franklin County, KS $1,210$1,550
- 66042 · Kansas City, MO-KS $1,210$1,550
- 66067 · Franklin County, KS $1,160$1,380
- 66076 · Franklin County, KS $1,110$1,320
- 66078 · Franklin County, KS $1,080$1,290
- 66079 · Franklin County, KS $1,230$1,510
- 66079 · Kansas City, MO-KS $1,230$1,510
- 66080 · Anderson County, KS $1,130$1,350
- 66080 · Franklin County, KS $1,130$1,350
- 66092 · Franklin County, KS $1,570$1,900
- 66092 · Kansas City, MO-KS $1,570$1,900
- 66092 · Lawrence, KS $1,570$1,900
- 66095 · Anderson County, KS $1,250$1,490
- 66095 · Coffey County, KS $1,250$1,490
- 66095 · Franklin County, KS $1,250$1,490
- 66095 · Topeka, KS $1,250$1,490
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, 42% of renter households are in that position; in Kansas, 43%, 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.
42%
of renter households spend 30% or more of their income on rent.
2,891 households rent in Franklin County
- Spend half or more of their income 15%
- Spend 30% or more, but less than half 27%
- Spend less than 30% 58%
Compared with the state and the country
- Franklin 42%
- Kansas 43%
- United States 51%
Low-income apartments
Low-income apartments in Franklin County
HUD lists 16 properties with homes for low-income households in Franklin County: tax-credit apartments (LIHTC) and HUD-assisted buildings. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 10
- HUD-assisted
- 7
518 homes in all; 509 of them low-income, according to HUD.
- Sunflower Plaza Tower HUD-assisted 701 S Poplar St, Ottawa 66067 60 low-income homes · For older adults · (785) 242-6655
- Hidden Meadows I Tax credit (LIHTC) 1601 S Hickory St, Ottawa 66067 56 low-income homes · 2 bd: 32 · 3 bd: 24 · In service since 1995
- Cedar Square HUD-assisted 1550 S Cedar St, Ottawa 66067 49 homes, 48 low-income · For older adults · (785) 242-8110
- Ottawa Plains Apts Tax credit (LIHTC) 1135 W 17th St, Ottawa 66067 48 low-income homes · 2 bd: 26 · 3 bd: 22 · In service since 2006
- Mission Woods HUD-assisted 1617 S Osage Dr, Ottawa 66067 36 low-income homes · For families · (785) 242-2188
- Pine Manor Apts Tax credit (LIHTC) · HUD-assisted 1513 S Osage Dr, Ottawa 66067 30 low-income homes · 2 bd: 24 · 3 bd: 6 · In service since 2007 · For families · (785) 242-2188
- Prairie View Estates Tax credit (LIHTC) Se Corner Enterprise & Cherry, Ottawa 66067 28 low-income homes · 2 bd: 24 · 3 bd: 4 · In service since 2019 · For families
- Courthouse Square Tax credit (LIHTC) 235 S Main St, Ottawa 66067 26 low-income homes · 1 bd: 26 · In service since 2015 · For families
- Garden Walk of Wellsville Wellsville Heights Tax credit (LIHTC) 833 Main St, Wellsville 66092 24 low-income homes · 2 bd: 24 · In service since 2012
- Park Place II Tax credit (LIHTC) 1519 S Elm St, Ottawa 66067 24 low-income homes · 1 bd: 24 · In service since 1991
- Walnut Plaza HUD-assisted 325 Walnut St, Wellsville 66092 24 low-income homes · For older adults · (785) 883-4044
- Wellsville Senior Housing Tax credit (LIHTC) 102 Walnut St, Wellsville 66092 24 low-income homes · 1 bd: 24 · In service since 1991 · For older adults
- Ottawa Senior Housing II Tax credit (LIHTC) 506 S Main St, Ottawa 66067 23 low-income homes · 1 bd: 5 · 2 bd: 18 · In service since 2007 · For older adults, families
- Cof Training SVCS Inc - Ottawa HUD-assisted 726 W 13th St, Ottawa 66067 29 homes, 22 low-income · For people with disabilities · (785) 242-5035
- Ottawa Senior Housing I Tax credit (LIHTC) 526 S Main St, Ottawa 66067 21 low-income homes · 1 bd: 3 · 2 bd: 18 · In service since 2006 · For older adults
- Cof Independent Living HUD-assisted 707 N Cherry St, Ottawa 66067 16 homes, 15 low-income · For people with disabilities · (785) 242-5035
One property has two programs at the same address and appears once. Search HUD's map
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 | $20,450 | $34,100 | $54,550 |
| 2 people | $23,400 | $39,000 | $62,350 |
| 3 people | $27,320 | $43,850 | $70,150 |
| 4 people | $33,000 | $48,700 | $77,900 |
| 5 people | $38,680 | $52,600 | $84,150 |
| 6 people | $44,360 | $56,500 | $90,400 |
| 7 people | $50,040 | $60,400 | $96,600 |
| 8 people | $55,720 | $64,300 | $102,850 |
Area median income: $97,400. HUD income limits by family size, Fiscal year 2026. Area: Franklin County, KS. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $806 – $985
- 1 bedroom $811 – $991
- 2 bedrooms $1,061 – $1,297
- 3 bedrooms $1,265 – $1,546
- 4 bedrooms $1,395 – $1,705
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
- Lyon County/Eckan Housing Authority Section 8 vouchers · 506 vouchers (785) 242-7453 Lyon County/Eckan Housing Authority: dkraus@eckan.org
Housing agencies in Kansas Source: HUD, Retrieved November 6, 2026
Your rights as a tenant in Kansas
What Kansas 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.
- How much can they charge for a deposit?
- Up to 1 month of rent
- K.S.A. 58-2550(a)
- When must they return my deposit?
- 30 days
- K.S.A. 58-2550(b)
- If I fall behind on rent, what notice must I get?
- 3 calendar days
- K.S.A. 58-2564(b)
- How much notice ends a month-to-month rental?
- 30 days
- K.S.A. 58-2570(a)-(b)
- Only a court order can remove youK.S.A. 58-2569
- Protection from retaliationK.S.A. 58-2572(a)-(b)
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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Community Housing of Wyandotte County, Inc.
2 S 14th St, Kansas City · 51 miles away · Spanish
- Mortgage delinquency and default
- Workshops for new owners
- and 3 more
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 Kansas, the average home bill was $124 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
$2,358
What you need before you get the keys.
What adds up
- First month
- $1,179
- Security deposit
- $1,179
- Total
- $2,358
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: $895; 1 bedroom: $901; 2 bedrooms: $1,179; 3 bedrooms: $1,405; 4 bedrooms: $1,550. 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 ($1,179) without spending more than 30% of income takes $22.67 an hour full time, or $47,160 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 $48,700 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 $1,061 and $1,297 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 $1,080 in 66078 to $1,570 in 66092. 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 16 properties with homes for low-income households in Franklin County: tax-credit apartments (LIHTC) and HUD-assisted buildings. 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, 42% of renter households are in that position; in Kansas, 43%, and nationwide, 51% (Average 2020–2024, Census).