Renting · Section 8
Data from November 2026
Renting in Franklin County, Massachusetts
Franklin County has a HUD fair market rent of $1,882 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $1,177 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $36.19 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,882
- a month, HUD, Fiscal year 2027
- 27% less than in Massachusetts
- Typical rent
- $1,177
- a month, Census, Average 2020–2024
- 33% less than in Massachusetts
- Wage needed
- $36.19
- an hour, 2 bedrooms
- Or $75,280 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 57%
- spend 30% or more of income on rent
- 11% more than in Massachusetts
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)
According to Zillow (ZORI), the typical asking rent in Franklin County was $2,099 a month in September 2026: 13.1% more than 12 months ago. It is an index of market listings, not a HUD limit. Zillow data
| Size | Fair rent per month | Hourly wage | Income needed per year |
|---|---|---|---|
| Studio | $1,311 | $25.21 | $52,440 |
| 1 bedroom | $1,439 | $27.67 | $57,560 |
| 2 bedrooms | $1,882 | $36.19 | $75,280 |
| 3 bedrooms | $2,242 | $43.12 | $89,680 |
| 4 bedrooms | $2,473 | $47.56 | $98,920 |
HUD area: Franklin County, MA. 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 32 ZIP codes in Franklin County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,680 in 01338 to $2,640 in 01341. 15 ZIP codes are above the county's fair market rent ($1,882).
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)
| 01054 | Franklin County, MA | $1,490 | $1,640 | $2,140 | $2,550 | $2,810 |
|---|---|---|---|---|---|---|
| 01072 | Franklin County, MA | $1,780 | $1,950 | $2,550 | $3,040 | $3,350 |
| 01093 | Franklin County, MA | $1,540 | $1,700 | $2,210 | $2,700 | $2,930 |
| 01301 | Franklin County, MA | $1,280 | $1,410 | $1,840 | $2,190 | $2,420 |
| 01330 | Amherst Town-Northampton, MA | $1,250 | $1,430 | $1,810 | $2,260 | $2,440 |
| 01330 | Franklin County, MA | $1,250 | $1,430 | $1,810 | $2,260 | $2,440 |
| 01337 | Franklin County, MA | $1,390 | $1,520 | $1,990 | $2,370 | $2,620 |
| 01338 | Franklin County, MA | $1,160 | $1,280 | $1,680 | $2,020 | $2,230 |
| 01339 | Franklin County, MA | $1,160 | $1,280 | $1,680 | $2,020 | $2,230 |
| 01340 | Franklin County, MA | $1,160 | $1,280 | $1,680 | $2,020 | $2,230 |
| 01341 | Franklin County, MA | $1,840 | $2,020 | $2,640 | $3,150 | $3,470 |
| 01342 | Franklin County, MA | $1,700 | $1,870 | $2,440 | $2,910 | $3,210 |
| 01344 | Franklin County, MA | $1,160 | $1,280 | $1,680 | $2,020 | $2,230 |
| 01346 | Franklin County, MA | $1,160 | $1,280 | $1,680 | $2,020 | $2,230 |
| 01347 | Franklin County, MA | $1,350 | $1,480 | $1,940 | $2,310 | $2,540 |
| 01349 | Franklin County, MA | $1,290 | $1,410 | $1,850 | $2,200 | $2,430 |
| 01350 | Franklin County, MA | $1,170 | $1,280 | $1,680 | $2,050 | $2,390 |
| 01351 | Franklin County, MA | $1,410 | $1,540 | $2,020 | $2,410 | $2,650 |
| 01354 | Franklin County, MA | $1,350 | $1,480 | $1,940 | $2,310 | $2,550 |
| 01355 | Franklin County, MA | $1,170 | $1,280 | $1,680 | $2,020 | $2,230 |
| 01360 | Franklin County, MA | $1,380 | $1,510 | $1,980 | $2,360 | $2,600 |
| 01364 | Franklin County, MA | $1,160 | $1,280 | $1,680 | $2,020 | $2,320 |
| 01364 | Western Worcester County, MA | $1,160 | $1,280 | $1,680 | $2,020 | $2,320 |
| 01367 | Berkshire County, MA | $1,160 | $1,280 | $1,680 | $2,020 | $2,590 |
| 01367 | Franklin County, MA | $1,160 | $1,280 | $1,680 | $2,020 | $2,590 |
| 01370 | Franklin County, MA | $1,160 | $1,280 | $1,680 | $2,020 | $2,230 |
| 01373 | Franklin County, MA | $1,360 | $1,490 | $1,950 | $2,320 | $2,560 |
| 01375 | Franklin County, MA | $1,690 | $1,850 | $2,420 | $2,880 | $3,180 |
| 01376 | Franklin County, MA | $1,250 | $1,380 | $1,800 | $2,140 | $2,370 |
| 01378 | Franklin County, MA | $1,360 | $1,490 | $1,950 | $2,320 | $2,560 |
| 01379 | Franklin County, MA | $1,580 | $1,740 | $2,270 | $2,700 | $2,980 |
| 01380 | Franklin County, MA | $1,410 | $1,550 | $2,020 | $2,410 | $2,660 |
- 01054 · Franklin County, MA $2,140$2,550
- 01072 · Franklin County, MA $2,550$3,040
- 01093 · Franklin County, MA $2,210$2,700
- 01301 · Franklin County, MA $1,840$2,190
- 01330 · Amherst Town-Northampton, MA $1,810$2,260
- 01330 · Franklin County, MA $1,810$2,260
- 01337 · Franklin County, MA $1,990$2,370
- 01338 · Franklin County, MA $1,680$2,020
- 01339 · Franklin County, MA $1,680$2,020
- 01340 · Franklin County, MA $1,680$2,020
- 01341 · Franklin County, MA $2,640$3,150
- 01342 · Franklin County, MA $2,440$2,910
- 01344 · Franklin County, MA $1,680$2,020
- 01346 · Franklin County, MA $1,680$2,020
- 01347 · Franklin County, MA $1,940$2,310
- 01349 · Franklin County, MA $1,850$2,200
- 01350 · Franklin County, MA $1,680$2,050
- 01351 · Franklin County, MA $2,020$2,410
- 01354 · Franklin County, MA $1,940$2,310
- 01355 · Franklin County, MA $1,680$2,020
- 01360 · Franklin County, MA $1,980$2,360
- 01364 · Franklin County, MA $1,680$2,020
- 01364 · Western Worcester County, MA $1,680$2,020
- 01367 · Berkshire County, MA $1,680$2,020
- 01367 · Franklin County, MA $1,680$2,020
- 01370 · Franklin County, MA $1,680$2,020
- 01373 · Franklin County, MA $1,950$2,320
- 01375 · Franklin County, MA $2,420$2,880
- 01376 · Franklin County, MA $1,800$2,140
- 01378 · Franklin County, MA $1,950$2,320
- 01379 · Franklin County, MA $2,270$2,700
- 01380 · Franklin County, MA $2,020$2,410
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, 57% of renter households are in that position; in Massachusetts, 52%, 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.
57%
of renter households spend 30% or more of their income on rent.
9,427 households rent in Franklin County
- Spend half or more of their income 29%
- Spend 30% or more, but less than half 29%
- Spend less than 30% 43%
Compared with the state and the country
- Franklin 57%
- Massachusetts 52%
- United States 51%
Low-income apartments
Low-income apartments in Franklin County
HUD lists 15 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)
- 9
- HUD-assisted
- 6
1,478 homes in all; 1,170 of them low-income, according to HUD.
- New Leyden Woods Tax credit (LIHTC) 2 Iris Ct, Greenfield 200 low-income homes · 1 bd: 66 · 2 bd: 66 · 3 bd: 68 · In service since 2017 · For families
- Leyden Woods Apartments HUD-assisted 26 Heather Ct, Greenfield 01301 200 homes, 181 low-income · For families
- Leyden Woods Tax credit (LIHTC) 24 Leyden Woods Ln, Greenfield 200 homes, 164 low-income · 1 bd: 65 · 2 bd: 66 · 3 bd: 69 · In service since 1997
- King Pine HUD-assisted 383 E River St, Orange 01364 234 homes, 120 low-income · For older adults
- Greenfield Gardens HUD-assisted 2 Riverside Dr, Greenfield 01301 202 homes, 120 low-income · For families
- Weldon, the HUD-assisted 54 High St, Greenfield 01301 105 low-income homes · For older adults
- Power Town HUD-assisted 152 Avenue A, Turners Falls 01376 81 low-income homes · For older adults
- Winslow Tax credit (LIHTC) 132 Main St, Greenfield 55 low-income homes · Studio: 54 · 1 bd: 1 · In service since 2011 · For people with disabilities, families, people experiencing homelessness
- Crocker-Cutlery Apts Tax credit (LIHTC) 51 Avenue A, Turners Falls 48 low-income homes · 1 bd: 22 · 2 bd: 26 · In service since 2001
- Arbors at Greenfield Tax credit (LIHTC) 15 Meridian St, Greenfield 76 homes, 32 low-income · Studio: 3 · 1 bd: 70 · 2 bd: 3 · In service since 2007 · For older adults
- Central House Tax credit (LIHTC) 8 Miles St, Greenfield 26 low-income homes · In service since 1988
- Moltenbrey Apts Tax credit (LIHTC) 76 Avenue A, Turners Falls 26 low-income homes · Studio: 26 · In service since 2005 · For people experiencing homelessness
- Chapman Court Tax credit (LIHTC) 4 Chapman St, Greenfield 21 homes, 8 low-income · In service since 1988
- Hastings Street HUD-assisted 62 Hastings St, Greenfield 01301 4 low-income homes · For people with disabilities
- Power Town Tax credit (LIHTC) 11 4th Street, Montague In service since 2015 · For families
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. 2 agencies serve in Franklin County. Here is what the rules say:
The rules, with their source
-
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
-
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)
-
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)
-
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)
-
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
-
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 | $27,650 | $46,000 | $73,650 |
| 2 people | $31,600 | $52,550 | $84,200 |
| 3 people | $35,550 | $59,200 | $94,700 |
| 4 people | $39,450 | $65,750 | $105,200 |
| 5 people | $42,650 | $71,050 | $113,650 |
| 6 people | $45,800 | $76,300 | $122,050 |
| 7 people | $50,040 | $81,550 | $130,450 |
| 8 people | $55,720 | $86,800 | $138,900 |
Area median income: $109,900. HUD income limits by family size, Fiscal year 2026. Area: Franklin County, MA. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $1,180 – $1,442
- 1 bedroom $1,295 – $1,583
- 2 bedrooms $1,694 – $2,070
- 3 bedrooms $2,018 – $2,466
- 4 bedrooms $2,226 – $2,720
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
- Franklin County Regional Housing Authority Section 8 vouchers · 597 vouchers (413) 863-9781 Franklin County Regional Housing Authority: GGovoni@fcrhra.org
- Greenfield Housing Authority Section 8 vouchers · 533 vouchers (413) 774-2932 Greenfield Housing Authority: execdir@greenfieldhousing.org
Housing agencies in Massachusetts Source: HUD, Retrieved November 6, 2026
Your rights as a tenant in Massachusetts
What Massachusetts 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
- M.G.L. c. 186, §15B(1)(b)
- When must they return my deposit?
- 30 days
- M.G.L. c. 186, §15B(4)
- If I fall behind on rent, what notice must I get?
- 14 days
- M.G.L. c. 186, §11
- How much notice ends a month-to-month rental?
- 30 days
- M.G.L. c. 186, §12
- Only a court order can remove youM.G.L. c. 186, §15F
- Protection from retaliationM.G.L. c. 186, §18
- Repair and deduct from the rentM.G.L. c. 111, §127L
Help
Where to get help with rent in Franklin County
This HUD-approved agency has an office in Franklin County. They counsel for free or at low cost.
-
Franklin County Regional Housing and Redevelopment Authority
241 Millers Falls Rd, Turners Falls
- Mortgage delinquency and default
- Home improvement and repairs
- and 5 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 Massachusetts, the average home bill was $167 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
$3,764
What you need before you get the keys.
What adds up
- First month
- $1,882
- Security deposit
- $1,882
- Total
- $3,764
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: $1,311; 1 bedroom: $1,439; 2 bedrooms: $1,882; 3 bedrooms: $2,242; 4 bedrooms: $2,473. 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 ($1,882) without spending more than 30% of income takes $36.19 an hour full time, or $75,280 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 $65,750 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 $1,694 and $2,070 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 $1,680 in 01338 to $2,640 in 01341. 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 15 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, 57% of renter households are in that position; in Massachusetts, 52%, and nationwide, 51% (Average 2020–2024, Census).