Renting · Section 8
Data from November 2026
Renting in Franklin County, Washington
Franklin County has a HUD fair market rent of $1,487 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $1,198 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $28.60 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,487
- a month, HUD, Fiscal year 2027
- 27% less than in Washington
- Typical rent
- $1,198
- a month, Census, Average 2020–2024
- 32% less than in Washington
- Wage needed
- $28.60
- an hour, 2 bedrooms
- Or $59,480 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 48%
- spend 30% or more of income on rent
- 4% less than in Washington
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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Among the neighboring counties, Garfield County has the lowest typical rent ($791), 34% below the $1,198 in Franklin County.
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)
According to Zillow (ZORI), the typical asking rent in Franklin County was $1,705 a month in September 2026: 1% less 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 | $1,094 | $21.04 | $43,760 |
| 1 bedroom | $1,230 | $23.65 | $49,200 |
| 2 bedrooms | $1,487 | $28.60 | $59,480 |
| 3 bedrooms | $2,051 | $39.44 | $82,040 |
| 4 bedrooms | $2,341 | $45.02 | $93,640 |
HUD area: Kennewick-Richland, WA MSA. 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 6 ZIP codes in Franklin County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,390 in 99326 to $1,500 in 99301. 1 ZIP code is above the county's fair market rent ($1,487).
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)
| 99301 | Kennewick-Richland, WA | $1,100 | $1,240 | $1,500 | $2,070 | $2,360 |
|---|---|---|---|---|---|---|
| 99326 | Adams County, WA | $1,010 | $1,150 | $1,390 | $1,880 | $2,150 |
| 99326 | Kennewick-Richland, WA | $1,010 | $1,150 | $1,390 | $1,880 | $2,150 |
| 99330 | Kennewick-Richland, WA | $1,060 | $1,190 | $1,440 | $1,980 | $2,260 |
| 99335 | Kennewick-Richland, WA | $1,010 | $1,150 | $1,390 | $1,870 | $2,150 |
| 99343 | Kennewick-Richland, WA | $1,010 | $1,150 | $1,390 | $1,870 | $2,150 |
- 99301 · Kennewick-Richland, WA $1,500$2,070
- 99326 · Adams County, WA $1,390$1,880
- 99326 · Kennewick-Richland, WA $1,390$1,880
- 99330 · Kennewick-Richland, WA $1,440$1,980
- 99335 · Kennewick-Richland, WA $1,390$1,870
- 99343 · Kennewick-Richland, WA $1,390$1,870
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, 48% of renter households are in that position; in Washington, 50%, 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.
48%
of renter households spend 30% or more of their income on rent.
8,681 households rent in Franklin County
- Spend half or more of their income 20%
- Spend 30% or more, but less than half 28%
- Spend less than 30% 52%
Compared with the state and the country
- Franklin 48%
- Washington 50%
- United States 51%
Low-income apartments
Low-income apartments in Franklin County
HUD lists 19 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)
- 12
- HUD-assisted
- 4
- public housing
- 3
1,544 homes in all; 1,469 of them low-income, according to HUD.
- Silver Creek Apts Tax credit (LIHTC) 9315 Chapel Hill Blvd, Pasco 99301 242 low-income homes · 1 bd: 48 · 2 bd: 75 · 3 bd: 66 · 4 bd: 53 · In service since 2005 · For families
- Silver Creek Apartments Tax credit (LIHTC) 9315 Chapel Hill Blvd, Pasco 99301 242 homes, 240 low-income · 1 bd: 48 · 2 bd: 75 · 3 bd: 66 · 4 bd: 53 · In service since 2007 · For families
- Stonegate Tax credit (LIHTC) 6102 Road 68, Pasco 99301 200 homes, 198 low-income · 1 bd: 32 · 2 bd: 123 · 3 bd: 45 · In service since 2004 · For people with disabilities, families
- Scattered Sites Public housing 237 W Margaret St, Pasco 99301 120 low-income homes · Run by HA City of Pasco and Franklin County · Average payment: $337 a month · Average wait: 39 months · Homes at several sites · (509) 547-3581
- Scattered Sites Public housing 820 N 1st Ave, Pasco 99301 92 low-income homes · Run by HA City of Pasco and Franklin County · Average payment: $508 a month · Average wait: 14 months · Homes at several sites · (509) 547-3581
- Scattered Sites Public housing 804 N 1st Ave, Pasco 99301 68 low-income homes · Run by HA City of Pasco and Franklin County · Average payment: $690 a month · Average wait: 23 months · Homes at several sites · (509) 547-3581
- Pinecrest Apartments Tax credit (LIHTC) 2209 W Jay St, Pasco 99301 54 homes, 53 low-income · 1 bd: 10 · 2 bd: 41 · 3 bd: 3 · In service since 2001 · For people with disabilities
- Pioneer Park Tax credit (LIHTC) 401 E Elm St, Connell 99326 51 homes, 50 low-income · 2 bd: 24 · 3 bd: 24 · 4 bd: 2 · In service since 1996 · For people with disabilities, families
- Tri-Cities Vista Low-Cost Housing HUD-assisted 302 S Elm Ave, Pasco 99301 52 homes, 48 low-income · For families · (509) 547-6641
- Hillcrest Apartments HUD-assisted 300 N Ford Ave, Connell 99326 50 homes, 45 low-income · For families · (509) 234-7771
- Vineyards, the Tax credit (LIHTC) 2407 W Jay St, Pasco 99301 46 homes, 45 low-income · 3 bd: 22 · 4 bd: 24 · In service since 2006 · For families
- Tepeyac Haven Tax credit (LIHTC) 801 N 22nd Ave, Pasco 99301 45 homes, 44 low-income · 2 bd: 21 · 3 bd: 19 · 4 bd: 4 · In service since 2007 · For families
- Tepeyac Haven Tax credit (LIHTC) 801 N 22nd Ave, Pasco 99301 44 low-income homes · 2 bd: 21 · 3 bd: 19 · 4 bd: 4 · In service since 2007 · For families
- Bishop Topel Haven Tax credit (LIHTC) 1534 E Spokane St, Pasco 99301 43 homes, 42 low-income · 2 bd: 19 · 3 bd: 20 · 4 bd: 4 · In service since 2011
- Dorothy Day Residence Tax credit (LIHTC) 318 W Pearl St, Pasco 99301 38 low-income homes · 2 bd: 24 · 3 bd: 12 · 4 bd: 2 · In service since 2015 · For families
- Varney Court Tax credit (LIHTC) 318 W Pearl St, Pasco 99301 38 low-income homes · 2 bd: 24 · 3 bd: 12 · 4 bd: 2 · In service since 2015 · For families
- Pinecrest Apartments HUD-assisted Pinecrest Apartments, Pasco 99301 54 homes, 28 low-income · For families · (253) 460-3000
- Wheatlands Apartments Tax credit (LIHTC) 661 S Burke Ave, Connell 99326 20 homes, 19 low-income · 1 bd: 16 · 2 bd: 4 · In service since 1990 · For older adults
- Bishop Skylstad Commons HUD-assisted 301 S 20th Ave, Pasco 99301 45 homes, 15 low-income · (509) 358-4250
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
-
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 | $22,150 | $36,900 | $59,050 |
| 2 people | $25,300 | $42,200 | $67,450 |
| 3 people | $28,450 | $47,450 | $75,900 |
| 4 people | $33,000 | $52,700 | $84,300 |
| 5 people | $38,680 | $56,950 | $91,050 |
| 6 people | $44,360 | $61,150 | $97,800 |
| 7 people | $50,040 | $65,350 | $104,550 |
| 8 people | $55,720 | $69,600 | $111,300 |
Area median income: $105,400. HUD income limits by family size, Fiscal year 2026. Area: Kennewick-Richland, WA MSA. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $985 – $1,203
- 1 bedroom $1,107 – $1,353
- 2 bedrooms $1,338 – $1,636
- 3 bedrooms $1,846 – $2,256
- 4 bedrooms $2,107 – $2,575
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
- HA City of Pasco and Franklin County Public housing and Section 8 vouchers · 382 vouchers · 280 public housing units (509) 547-3581 HA City of Pasco and Franklin County: bretts@hacpfc.org
Housing agencies in Washington Source: HUD, Retrieved November 6, 2026
Your rights as a tenant in Washington
What Washington 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?
- 30 days
- RCW 59.18.280(1)(a)
- If I fall behind on rent, what notice must I get?
- 14 days
- RCW 59.12.030(3)
- How much notice ends a month-to-month rental?
- 20 days
- RCW 59.18.200(1)(a)
- How much notice before a rent increase?
- 30 or 90 days, depending on the case
- RCW 59.18.140(3)(a)-(b)
- Only a court order can remove youRCW 59.18.290(1)
- Protection from retaliationRCW 59.18.240
- Repair and deduct from the rentRCW 59.18.100(2)
Help
Where to get help with rent in Franklin County
HUD lists no counseling agencies near in Franklin County. Free legal aid and your housing agency can guide you.
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 Washington, the average home bill was $114 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
$2,974
What you need before you get the keys.
What adds up
- First month
- $1,487
- Security deposit
- $1,487
- Total
- $2,974
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: $1,094; 1 bedroom: $1,230; 2 bedrooms: $1,487; 3 bedrooms: $2,051; 4 bedrooms: $2,341. 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 ($1,487) without spending more than 30% of income takes $28.60 an hour full time, or $59,480 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 $52,700 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 $1,338 and $1,636 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 $1,390 in 99326 to $1,500 in 99301. 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 19 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, 48% of renter households are in that position; in Washington, 50%, and nationwide, 51% (Average 2020–2024, Census).