Renting · Section 8
Data from November 2026
Renting in Sherburne County, Minnesota
Sherburne County has a HUD fair market rent of $1,734 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $1,127 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $33.35 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,734
- a month, HUD, Fiscal year 2027
- 15% more than in Minnesota
- Typical rent
- $1,127
- a month, Census, Average 2020–2024
- 12% less than in Minnesota
- Wage needed
- $33.35
- an hour, 2 bedrooms
- Or $69,360 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 46%
- spend 30% or more of income on rent
- 4% less than in Minnesota
Only here
Renting in Sherburne County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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Among the neighboring counties, Mille Lacs County has the lowest typical rent ($903), 20% below the $1,127 in Sherburne County.
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Sherburne County has the 6th highest typical household income of the 87 counties in Minnesota ($105,466).
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 Sherburne 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 Sherburne County was $1,590 a month in September 2026: 5.8% 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 | $1,265 | $24.33 | $50,600 |
| 1 bedroom | $1,427 | $27.44 | $57,080 |
| 2 bedrooms | $1,734 | $33.35 | $69,360 |
| 3 bedrooms | $2,264 | $43.54 | $90,560 |
| 4 bedrooms | $2,538 | $48.81 | $101,520 |
HUD area: Minneapolis-St. Paul-Bloomington, MN-WI HUD Metro FMR Area. 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 7 ZIP codes in Sherburne County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,540 in 55308 to $1,800 in 55309. 1 ZIP code is above the county's fair market rent ($1,734).
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)
| 55308 | Minneapolis-St. Paul-Bloomington, MN-WI | $1,120 | $1,270 | $1,540 | $2,040 | $2,280 |
|---|---|---|---|---|---|---|
| 55309 | Minneapolis-St. Paul-Bloomington, MN-WI | $1,310 | $1,480 | $1,800 | $2,350 | $2,630 |
| 55319 | Minneapolis-St. Paul-Bloomington, MN-WI | $1,120 | $1,270 | $1,540 | $2,040 | $2,280 |
| 55330 | Minneapolis-St. Paul-Bloomington, MN-WI | $1,220 | $1,370 | $1,670 | $2,180 | $2,440 |
| 55398 | Minneapolis-St. Paul-Bloomington, MN-WI | $1,150 | $1,300 | $1,580 | $2,060 | $2,310 |
| 56304 | Minneapolis-St. Paul-Bloomington, MN-WI | $1,120 | $1,270 | $1,540 | $2,040 | $2,280 |
| 56304 | St. Cloud, MN | $1,120 | $1,270 | $1,540 | $2,040 | $2,280 |
- 55308 · Minneapolis-St. Paul-Bloomington, MN-WI $1,540$2,040
- 55309 · Minneapolis-St. Paul-Bloomington, MN-WI $1,800$2,350
- 55319 · Minneapolis-St. Paul-Bloomington, MN-WI $1,540$2,040
- 55330 · Minneapolis-St. Paul-Bloomington, MN-WI $1,670$2,180
- 55398 · Minneapolis-St. Paul-Bloomington, MN-WI $1,580$2,060
- 56304 · Minneapolis-St. Paul-Bloomington, MN-WI $1,540$2,040
- 56304 · St. Cloud, MN $1,540$2,040
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 Sherburne County, 46% of renter households are in that position; in Minnesota, 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.
46%
of renter households spend 30% or more of their income on rent.
5,957 households rent in Sherburne County
- Spend half or more of their income 22%
- Spend 30% or more, but less than half 24%
- Spend less than 30% 54%
Compared with the state and the country
- Sherburne 46%
- Minnesota 48%
- United States 51%
Low-income apartments
Low-income apartments in Sherburne County
HUD lists 25 properties with homes for low-income households in Sherburne County: tax-credit apartments (LIHTC) and HUD-assisted buildings. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 19
- HUD-assisted
- 6
1,118 homes in all; 1,110 of them low-income, according to HUD.
- The Sanctuary at ST. Cloud Tax credit (LIHTC) 2410 20th Ave SE, Saint Cloud 56304 137 low-income homes · Studio: 91 · 1 bd: 46 · In service since 2019 · For older adults
- Guardian Angels Homes, Inc. HUD-assisted 350 Evans Ave NE, Elk River 55330 103 low-income homes · For older adults · (612) 241-4430
- The Highlands Tax credit (LIHTC) 2015 27th St SE, Saint Cloud 56304 100 homes, 98 low-income · 1 bd: 11 · 2 bd: 45 · 3 bd: 44 · In service since 2003
- Dove Tree Apartments Tax credit (LIHTC) 1105 Lions Park Dr NW, Elk River 55330 68 low-income homes · Studio: 1 · 1 bd: 16 · 2 bd: 34 · 3 bd: 17 · In service since 2011
- Angel Ridge, Inc. HUD-assisted 280 Evans Ave NW, Elk River 55330 53 low-income homes · For older adults · (763) 241-4430
- The Depot at Elk River Station Tax credit (LIHTC) XXXXX 172nd Ave NW, Elk River 55330 53 low-income homes · 1 bd: 11 · 2 bd: 26 · 3 bd: 16 · In service since 2012 · For people experiencing homelessness
- Coachman Ridge Apartments Tax credit (LIHTC) 17250 Twin Lakes Rd, Elk River 55330 53 homes, 52 low-income · 1 bd: 10 · 2 bd: 26 · In service since 2015 · For people with disabilities, families, people experiencing homelessness
- Dove Terrace Apartments Tax credit (LIHTC) 1227 School St NW, Elk River 55330 50 low-income homes · 1 bd: 3 · 2 bd: 35 · 3 bd: 12 · In service since 2008 · For families
- School View Square Tax credit (LIHTC) Multiple Building Addresses, Big Lake 55309 50 low-income homes · 1 bd: 12 · 2 bd: 22 · 3 bd: 16 · In service since 2011
- Benet Place South HUD-assisted 1975 15th Ave SE, Saint Cloud 56304 40 low-income homes · For older adults · (320) 252-2557
- Benet Place HUD-assisted 1420 Minnesota Blvd, Saint Cloud 56304 40 homes, 39 low-income · For older adults · (320) 252-2557
- Oak Haven Estates Tax credit (LIHTC) 1110 7th St SE, Saint Cloud 56304 38 low-income homes · 1 bd: 8 · 2 bd: 14 · 3 bd: 16 · In service since 1997
- Prairie Village Tax credit (LIHTC) Multiple Building Addresses, Becker 55308 36 low-income homes · 2 bd: 12 · 3 bd: 24 · In service since 1997
- The Crossing at Big Lake Station Tax credit (LIHTC) Multiple Building Addresses, Big Lake 55309 33 low-income homes · 2 bd: 17 · 3 bd: 14 · 4 bd: 2 · In service since 2012 · For people with disabilities, families, people experiencing homelessness
- Jackson Place Apartments Tax credit (LIHTC) 300 Jackson Ave NW, Elk River 55330 32 low-income homes · 1 bd: 16 · 2 bd: 16 · In service since 2007 · For people with disabilities, families, people experiencing homelessness
- Leightons Landing Tax credit (LIHTC) Multiple Building Addresses, Big Lake 55309 32 low-income homes · 2 bd: 17 · 3 bd: 15 · In service since 2015 · For families
- Woodland Village TH Tax credit (LIHTC) 875 15th Ave SE, Saint Cloud 56304 32 low-income homes · 2 bd: 7 · 3 bd: 25 · In service since 2016 · For families
- Lanesboro Heights HUD-assisted 11774 Highland Rd NW, Elk River 55330 30 low-income homes · For families · (763) 441-2642
- Woodview Apartments Tax credit (LIHTC) Multiple Building Addresses, Zimmerman 55398 24 low-income homes · 2 bd: 1 · 3 bd: 17 · In service since 1993
- Elk Terrace Tax credit (LIHTC) 385 Holt Ave NW, Elk River 55330 23 low-income homes · In service since 1993
- Lincoln Pointe I Apartments Tax credit (LIHTC) 1060 7th St SE, Saint Cloud 56304 21 low-income homes · 1 bd: 4 · 2 bd: 11 · 3 bd: 6 · In service since 1993
- Pine Cone Manor HUD-assisted 12612 3rd Ave S, Zimmerman 55398 21 low-income homes · For older adults · (763) 856-3270
- Meadow View Townhomes Tax credit (LIHTC) Multiple Building Addresses, Zimmerman 55398 22 homes, 18 low-income · 2 bd: 11 · 3 bd: 11 · In service since 2005 · For families
- Lincoln Pointe II Apartments Tax credit (LIHTC) 1002 7th St SE, Saint Cloud 56304 15 low-income homes · In service since 1993
- Clearview Apartments Tax credit (LIHTC) 313 Church ST, Clear Lake 55319 12 low-income homes · In service since 1995
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 Sherburne County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. A public housing agency runs it. HUD lists none with an office in Sherburne County; the state's agencies can help you. 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 | $27,650 | $46,050 | $73,650 |
| 2 people | $31,600 | $52,600 | $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: $131,500. HUD income limits by family size, Fiscal year 2026. Area: Minneapolis-St. Paul-Bloomington, MN-WI HUD Metro FMR Area. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $1,139 – $1,392
- 1 bedroom $1,284 – $1,570
- 2 bedrooms $1,561 – $1,907
- 3 bedrooms $2,038 – $2,490
- 4 bedrooms $2,284 – $2,792
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
HUD lists no housing agency with an office in Sherburne County. You can apply at another agency in your state: you do not have to live where you apply. Source: HUD
Your rights as a tenant in Minnesota
What Minnesota 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.
- When must they return my deposit?
- 21 days
- Minn. Stat. §504B.178, subd. 3(a)
- If I fall behind on rent, what notice must I get?
- 14 days
- Minn. Stat. §504B.321, subd. 1a(a)
- Only a court order can remove youMinn. Stat. §504B.375, subd. 1
- Protection from retaliationMinn. Stat. §504B.441
Help
Where to get help with rent in Sherburne County
This is the nearest HUD-approved agency. They counsel for free or at low cost.
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Build Wealth Minnesota, Inc
2121 Plymouth Ave N, Minneapolis · 39 miles away · Spanish
Also serves in Cambodian and French.
- Mortgage delinquency and default
- Mortgage delinquency workshops
- and 9 more
Rental assistance programs
The ones that serve in Sherburne County or the whole state, with what each page says about being open.
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Renter's Credit
Run by Minnesota Department of Revenue
Minnesota refundable credit for renters, claimed on the state tax return; it can be claimed with a Social Security number or an ITIN
Up to $2,720
See details
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Sherburne 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 Minnesota, 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
$3,468
What you need before you get the keys.
What adds up
- First month
- $1,734
- Security deposit
- $1,734
- Total
- $3,468
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 Sherburne County?
According to HUD (Fiscal year 2027): Studio: $1,265; 1 bedroom: $1,427; 2 bedrooms: $1,734; 3 bedrooms: $2,264; 4 bedrooms: $2,538. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Sherburne County?
Paying the 2-bedroom fair market rent ($1,734) without spending more than 30% of income takes $33.35 an hour full time, or $69,360 a year.
Who qualifies for Section 8 in Sherburne 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 Sherburne 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 $1,561 and $1,907 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Sherburne County?
For 2 bedrooms they run from $1,540 in 55308 to $1,800 in 55309. 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 Sherburne County?
HUD lists 25 properties with homes for low-income households in Sherburne 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 Sherburne County?
HUD counts rent as a burden when it reaches 30% of income or more. In Sherburne County, 46% of renter households are in that position; in Minnesota, 48%, and nationwide, 51% (Average 2020–2024, Census).