Free tool
Does a duplex work for you?
Enter the price, your down payment, the rate and each unit's rent. We show the mortgage payment, how much the units you would rent out cover and, for 3 or 4 units with FHA, the test HUD requires.
Free, no sign-up. What you type stays on your phone.
This week's average 30-year rate: 7.18% (Freddie Mac, November 5, 2026).
- Connected to 3,222 counties and 33,486 ZIP codes
- Rules verified as of November 6, 2026.
- Public data from Freddie Mac, the Census Bureau, HUD, and FHFA
Pick how many units the property has and type your numbers. HUD's Fair Market Rent for your county appears next to each unit as a reference, not a promise.
Calculating with the numbers for:
Your property
Property tax: 0.94% of the value a year, the national average (Census, ACS 2024). Pick your county to use its rate.
What you type stays in this browser. "Start over" erases it.
Let's do the math
Monthly loan payment
Your numbers$2,621 a month
Your payment would be $2,621 a month. Type the other units' rents to see how much they cover.
This payment has no insurance: type your quote.
- Principal and interest$2,213
- Property tax$261
- Insurance$0
- FHA mortgage insurance$147
- Total payment$2,621
FHA's self-sufficiency test
This test applies only to 3- and 4-unit properties with FHA.
The lender runs this test with the rent the appraiser estimates, not the one you type, and subtracts the appraiser's vacancy and maintenance estimate when it is greater than 25%. Here the payment includes FHA's mortgage insurance. See the rule
Loan limit for 2 units
Pick your county above to see its loan limit.
Buying a duplex or fourplex in your county
Pick your county above to see its loan limits for 2, 3 and 4 units and HUD's Fair Market Rent.
Rate of 7.18% (Freddie Mac national average as of November 5, 2026); change it to yours. Insurance is what you type. This is an educational estimate, not a loan offer or an approval.
ViewFHA's rules for buying 2 to 4 units
What FHA's handbook (HUD Handbook 4000.1) says, with the section and page. The quoted text is the handbook's own.
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FHA insures loans on 1 to 4 unit properties that are the owner's principal residence. For 2 to 4 units, the lender must obtain form HUD-92561.
“Except as otherwise stated in this Handbook 4000.1, FHA’s Single Family programs are limited to one- to four-family Properties that are owner-occupied Principal Residences.”
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At least one borrower must move into the property within 60 days of signing and intend to live there at least 1 year.
“At least one Borrower must occupy the Property within 60 Days of signing the security instrument and intend to continue occupancy for at least one year.”
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The FHA loan may not pass your area's limit, which rises with the number of units. The limit is checked against the loan before the financed upfront mortgage insurance premium (UFMIP) is added.
“A Mortgage that is to be insured by FHA cannot exceed the Nationwide Mortgage Limits. … restrictions to mortgage amounts and LTVs are based upon the amount prior to the financing of the Upfront Mortgage Insurance Premium (UFMIP) (Base Loan Amount).”
Handbook 4000.1, II.A.2.a and II.A.2.a.iii, p. 177; p. 178 ↗
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The units' rent can count as income. With no rental history, the lender uses 75% of the lesser of the appraiser's rent or the lease rent. It may not subtract it from your payment.
“the Mortgagee must use 75 percent of the lesser of: fair market rent reported by the Appraiser; or the rent reflected in the lease or other rental agreement.”
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With 3 or 4 units, the payment (principal, interest, taxes and insurance) divided by the net rent of all units, yours included, may not pass 100%. Net rent is the appraiser's rent less the appraiser's vacancy and maintenance estimate or 25%, whichever is greater.
“The PITI divided by the monthly Net Self-Sufficiency Rental Income may not exceed 100 percent for three- to four-unit Properties. … Net Self-Sufficiency Rental Income is calculated by using the Appraiser’s estimate of fair market rent from all units, including the unit the Borrower chooses for occupancy, and subtracting the greater of the Appraiser’s estimate for vacancies and maintenance, or 25 percent of the fair market rent.”
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With 3 or 4 units, the lender must verify reserves of 3 months of payments after closing. With manual underwriting, it asks for 1 month for 1 or 2 units.
“The Mortgagee must verify and document Reserves equivalent to three months’ PITI after closing for three- to four-unit Properties.”
Handbook 4000.1, II.A.4.d.i(C)(2) and II.A.5.c.i(C)(1)–(2), p. 253; p. 332 ↗
ADUs (casitas): what each state's law says
Some states require cities and counties to allow an accessory dwelling unit (ADU) on a home's lot. These are the ones we read in the law or on the state's official page.
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In Arizona, cities and towns of more than 75,000 people must allow one attached and one detached ADU where a single-family home is allowed. They cannot require a family tie with the ADU's occupant or more parking, or forbid renting it long term.
What the law says
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“A municipality shall adopt regulations that allow on any lot or parcel where a single-family dwelling is allowed all of the following”
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“At least one attached and one detached accessory dwelling unit as a permitted use.”
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“Prohibit the use or advertisement of either the single-family dwelling or any accessory dwelling unit located on the same lot or parcel as separately leased long-term rental housing.”
A.R.S. §9-461.18(B)(1), under "A municipality may not do any of the following"
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“Require a familial, marital, employment or other preexisting relationship between the owner or occupant of a single-family dwelling and the occupant of an accessory dwelling unit located on the same lot or parcel.”
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“Require that a lot or parcel have additional parking to accommodate an accessory dwelling unit or require payment of fees instead of additional parking.”
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“This section applies to a municipality with a population of more than seventy-five thousand persons.”
Read in: Arizona Legislature, Arizona Revised Statutes (A.R.S.), November 6, 2026.
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In California, state law makes cities and counties approve certain ADUs without a hearing, such as one detached ADU of up to 800 square feet on a lot with a single-family home. The city cannot require the owner to live on the property, and any parking it asks for cannot exceed one space per unit or bedroom.
What the law says
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“Government Code section 66323 creates four categories of ADUs (and JADUs) that must be approved ministerially”
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“Considered and approved without discretionary review or a hearing. Source: Government Code section 66317, subdivision (a)”
HCD ADU Handbook (updated March 2026), definitions, "Ministerial Approval", p. 8
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“One detached new construction ADU that does not exceed four-foot side and rear yard setbacks is permitted on lots with an existing or proposed single-family dwelling (Gov. Code, § 66323, subd. (a)(2)). The maximum unit size is 800 square feet”
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“Only ADUs which are sold separately to a qualified buyer under Government Code section 66341, subdivision (c)(3), can require owner-occupancy. Otherwise, a local agency cannot impose an owner-occupancy requirement on any other ADU (Gov. Code, § 66315).”
HCD ADU Handbook (updated March 2026), "Owner-Occupancy", p. 32
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“Parking requirements for ADUs shall not exceed one parking space per unit or bedroom, whichever is less (Gov. Code, § 66314, subd. (d)(10)(A)).”
HCD ADU Handbook (updated March 2026), "Parking Requirements", p. 33
Read in: California Department of Housing and Community Development (HCD), ADU Handbook, November 6, 2026.
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In Maine, municipalities must allow at least one ADU on a lot whose main building is a single-family home, and cannot require more parking for it than the home's own.
What the law says
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“At least one accessory dwelling unit must be allowed on any lot where the principal structure is a single-family dwelling unit”
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“An accessory dwelling unit may not be subject to any additional parking requirements beyond the parking requirements of the single-family dwelling unit on the lot where the accessory dwelling unit is located.”
Read in: Maine Legislature, Maine Revised Statutes, November 6, 2026.
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In Massachusetts, a zoning ordinance or bylaw cannot prohibit or require a special permit for a single ADU, or for renting it, in a single-family zoning district. It cannot require owner occupancy, and it can require at most one more parking space.
What the law says
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“No zoning ordinance or by-law shall prohibit, unreasonably restrict or require a special permit or other discretionary zoning approval for the use of land or structures for a single accessory dwelling unit, or the rental thereof, in a single-family residential zoning district”
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“The use of land or structures for an accessory dwelling unit under this paragraph shall not require owner occupancy of either the accessory dwelling unit or the principal dwelling; provided, that not more than 1 additional parking space shall be required for an accessory dwelling unit”
Read in: Massachusetts Legislature, General Laws, November 6, 2026.
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In Montana, every municipality must allow at least one ADU by right on a lot with a single-family home. It cannot require the owner to live there, require more parking or charge impact fees for it.
What the law says
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“A municipality shall adopt regulations under this chapter that allow a minimum of one accessory dwelling unit by right on a lot or parcel that contains a single-family dwelling.”
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“require that a lot or parcel have additional parking to accommodate an accessory dwelling unit or require fees in lieu of additional parking”
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“require that the single-family dwelling or the accessory dwelling unit be occupied by the owner”
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“assess impact fees on the construction of an accessory dwelling unit”
Read in: Montana Legislature, Montana Code Annotated (MCA), November 6, 2026.
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In Oregon, cities of more than 2,500 people and counties of more than 15,000 must allow at least one ADU for each single-family home in single-family zones inside the urban growth boundary. They cannot require the owner to live there or more off-street parking.
What the law says
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“A city with a population greater than 2,500 or a county with a population greater than 15,000 shall allow in areas within the urban growth boundary that are zoned for detached single-unit dwellings the development of at least one accessory dwelling unit for each detached single-unit dwelling, subject to reasonable local regulations relating to siting and design.”
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““Reasonable local regulations relating to siting and design” does not include owner-occupancy requirements of either the primary or accessory structure or requirements to construct additional off-street parking.”
Read in: Oregon Legislature, Oregon Revised Statutes (ORS), November 6, 2026.
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In Rhode Island, one ADU per lot is allowed by right in three cases, for example within the existing footprint of the house or an existing building, or on a lot of 20,000 square feet or more. The town cannot require more than one parking space per bedroom of the ADU.
What the law says
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“one accessory dwelling unit (ADU) per lot shall be allowed by right under the following circumstances”
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“On a lot with a total lot area of twenty thousand square feet (20,000 sq. ft.) or more for which the primary use is residential”
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“Where the proposed ADU is located within the existing footprint of the primary structure or existing accessory attached or detached structure and does not expand the footprint of the structure.”
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“Require more than one off-street parking space per bedroom of the ADU”
R.I. Gen. Laws §45-24-73(b)(2)(viii), under "a municipality shall not"
Read in: Rhode Island General Assembly, General Laws, November 6, 2026.
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In Vermont, no municipal bylaw can exclude as a permitted use one ADU within or next to a single-family home, and the home with the ADU follows the same rules as a home without one.
What the law says
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“no bylaw shall have the effect of excluding as a permitted use one accessory dwelling unit that is located within or appurtenant to a single-family dwelling. A bylaw shall require a single-family dwelling with an accessory dwelling unit to be subject to the same review, dimensional, or other controls as required for a single-family dwelling without an accessory dwelling unit.”
Read in: Vermont General Assembly, Vermont Statutes, November 6, 2026.
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In Washington, cities and counties planning under the Growth Management Act must allow at least two ADUs on every lot in single-family zones inside the urban growth area, and cannot require the owner to live on the property.
What the law says
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“The city or county must allow at least two accessory dwelling units on all lots that are located in all zoning districts within an urban growth area that allow for single-family homes”
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“The city or county may not require the owner of a lot on which there is an accessory dwelling unit to reside in or occupy the accessory dwelling unit or another housing unit on the same lot”
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“Cities and counties planning under this chapter must adopt or amend by ordinance, and incorporate into their development regulations, zoning regulations, and other official controls the requirements of this section and of RCW 36.70A.681”
Read in: Washington State Legislature, Revised Code of Washington (RCW), November 6, 2026.
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We have not verified a state ADU law in these places; ask your city or county planning or zoning office: Alabama, Alaska, Arkansas, Colorado, Connecticut, Delaware, District of Columbia, Florida, Georgia, Hawaii, Idaho, Illinois, Indiana, Iowa, Kansas, Kentucky, Louisiana, Maryland, Michigan, Minnesota, Mississippi, Missouri, Nebraska, Nevada, New Hampshire, New Jersey, New Mexico, New York, North Carolina, North Dakota, Ohio, Oklahoma, Pennsylvania, Puerto Rico, South Carolina, South Dakota, Tennessee, Texas, Utah, Virginia, West Virginia, Wisconsin, and Wyoming.
Renting to a family with a Section 8 voucher
If you rent a unit to a family with a Housing Choice Voucher, this is what HUD's federal rules say.
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Each housing authority sets its payment standard (the most the voucher pays) for each home size, generally between 90% and 110% of HUD's Fair Market Rent.
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Before approving the lease, the authority checks that the unit passes inspection, that the lease includes HUD's tenancy addendum and that the rent is reasonable.
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The authority inspects the unit before the lease starts and at least every 2 years (every 3 at small rural authorities). It does not charge the owner for the first inspection.
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The inspection checks HUD's minimum housing quality standards (HQS), which HUD developed under its national standards for the condition of HUD housing.
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The family pays part: if the rent is below the payment standard, generally 30% of its adjusted monthly income. If the rent is above it, the family pays more.
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The authority pays its part to the owner and it is credited toward the rent. What the family pays plus what the authority pays may not exceed the rent, and the owner may not ask the family for more.
States that do not allow turning someone away for paying with a voucher
We read each state's law or official page on this list. Each law has its own rules; open the text to read it.
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In California, the fair housing law (FEHA) forbids refusing to rent because of how a tenant will pay rent, including a Section 8 voucher. A landlord also cannot advertise "No Section 8" or refuse to fill out the program's forms or allow its inspection.
What the law says
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“California law protects tenants from discrimination based on how a tenant will be paying rent (“source of income”). This includes the State of California’s COVID-19 Rent Relief Program, Housing Choice (Section 8) vouchers”
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“Not complying with the requirements of a rental assistance or subsidy program (such as section 8) by refusing to complete required forms, sign documents, or allow inspections”
Civil Rights Department, Housing, examples of housing discrimination
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“Advertising a preference or limitation based on a tenant’s source of income, such as including in an a “No Section 8.””
Civil Rights Department, Housing, examples of source of income discrimination
Read in: California Civil Rights Department (CRD), November 6, 2026.
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In the District of Columbia, it is unlawful to refuse a real property transaction because of source of income, and the law says Section 8 assistance counts as a source of income.
What the law says
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“To interrupt or terminate, or refuse or fail to initiate or conduct any transaction in real property”
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“The monetary assistance provided to an owner of a housing accommodation under section 8 of the United States Housing Act of 1937, approved August 22, 1974 (88 Stat. 662; 42 U.S.C. § 1437f), either directly or through a tenant, shall be considered a source of income under this section.”
Read in: Council of the District of Columbia, D.C. Code, November 6, 2026.
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In Maine, anyone furnishing rental housing may not refuse to rent to, or set different terms for, someone who receives public assistance, including housing subsidies, primarily because they receive it.
What the law says
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“For any person furnishing rental premises or public accommodations to refuse to rent or impose different terms of tenancy to any individual who is a recipient of federal, state or local public assistance, including medical assistance and housing subsidies, primarily because of the individual's status as recipient.”
Read in: Maine Legislature, Maine Revised Statutes, November 6, 2026.
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In Maryland, except as the law provides, no one may refuse to rent a home because of source of income, which includes federal housing vouchers (Section 8).
What the law says
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“any government or private assistance, grant, loan, or rental assistance program, including low–income housing assistance certificates and vouchers issued under the United States Housing Act of 1937”
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“Except as provided in §§ 20–703 and 20–704 of this subtitle, a person may not”
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“refuse to sell or rent after the making of a bona fide offer, refuse to negotiate for the sale or rental of, or otherwise make unavailable or deny, a dwelling to any person because of race, color, religion, sex, disability, marital status, familial status, sexual orientation, gender identity, national origin, source of income, or military status”
Read in: Maryland General Assembly, Annotated Code of Maryland, November 6, 2026.
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In Massachusetts, anyone furnishing rental housing may not discriminate against a tenant receiving federal, state or local housing subsidies, or because of that program's requirements.
What the law says
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“For any person furnishing credit, services or rental accommodations to discriminate against any individual who is a recipient of federal, state, or local public assistance, including medical assistance, or who is a tenant receiving federal, state, or local housing subsidies, including rental assistance or rental supplements, because the individual is such a recipient, or because of any requirement of such public assistance, rental assistance, or housing subsidy program.”
Read in: Massachusetts Legislature, General Laws, November 6, 2026.
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In Minnesota, an owner may not refuse to rent because of a person's status with regard to public assistance, which includes receiving rental assistance.
What the law says
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“to refuse to sell, rent, or lease or otherwise deny to or withhold from any person or group of persons any real property because of race, color, creed, religion, national origin, sex, gender identity, marital status, status with regard to public assistance”
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“"Status with regard to public assistance" means the condition of being a recipient of federal, state, or local assistance, including medical assistance, or of being a tenant receiving federal, state, or local subsidies, including rental assistance or rent supplements.”
Read in: Minnesota Office of the Revisor of Statutes, November 6, 2026.
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In Oregon, no one may refuse to sell or rent because of source of income, which includes Section 8 rent payments and any other local, state or federal housing assistance.
What the law says
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““Source of income” includes federal rent subsidy payments under 42 U.S.C. 1437f and any other local, state or federal housing assistance.”
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“A person may not, because of the race, color, religion, sex, sexual orientation, gender identity, national origin, marital status, familial status or source of income of any person”
Read in: Oregon Legislature, Oregon Revised Statutes (ORS), November 6, 2026.
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In Rhode Island, an owner may not refuse to rent because of lawful source of income, which includes Section 8 Housing Choice Vouchers and any other rental assistance program.
What the law says
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“refuse to sell, rent, lease, let, or otherwise deny to or withhold from any individual the housing accommodation because of the race, color, religion, sex, sexual orientation, gender identity or expression, marital status, lawful source of income”
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“any federal, state, or local rental assistance or housing subsidy program, including Section 8 Housing Choice Vouchers as authorized by 42 U.S.C. § 1437”
Read in: Rhode Island General Assembly, General Laws, November 6, 2026.
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In Vermont, no one may refuse to rent a home because the person receives public assistance, and the law defines that assistance to include housing assistance.
What the law says
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“To refuse to sell or rent, or refuse to negotiate for the sale or rental of, or otherwise make unavailable or deny, a dwelling or other real estate to any person”
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“or because a person is a recipient of public assistance”
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““Public assistance” includes any assistance provided by federal, state, or local government, including medical and housing assistance.”
Read in: Vermont General Assembly, Vermont Statutes, November 6, 2026.
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In Virginia, no one may refuse to rent because of source of funds, which includes any assistance or subsidy program. But the rule does not apply to an owner with four or fewer rental units in the state, or when the assistance is not approved within 15 days.
What the law says
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“Refuse to sell or rent after the making of a bona fide offer or refuse to negotiate for the sale or rental of, or otherwise make unavailable or deny, a dwelling to any person because of race, color, religion, national origin, sex, elderliness, source of funds”
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“"Source of funds" means any source that lawfully provides funds to or on behalf of a renter or buyer of housing, including any assistance, benefit, or subsidy program, whether such program is administered by a governmental or nongovernmental entity.”
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“Nothing in this chapter shall prohibit an owner or an owner's managing agent from denying or limiting the rental or occupancy of a rental dwelling unit to a person because of such person's source of funds, provided that such owner does not own more than four rental dwelling units in the Commonwealth at the time of the alleged discriminatory housing practice.”
Va. Code §36-96.2(I) (in the version in effect until July 1, 2027 and in the one after it)
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“It shall not be unlawful under this chapter for an owner or an owner's managing agent to deny or limit a person's rental or occupancy of a rental dwelling unit based on the person's source of funds for that unit if such source is not approved within 15 days of the person's submission of the request for tenancy approval.”
Read in: Virginia Legislative Information System, Code of Virginia, November 6, 2026.
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In Washington, a landlord may not refuse to rent based on a tenant's source of income, which includes housing assistance. There is an exception when the assistance requires passing an inspection and the repairs cost more than $1,500.
What the law says
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“A landlord may not, based on the source of income of an otherwise eligible prospective tenant or current tenant”
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“written estimate of the cost of improvements necessary to pass inspection is more than one thousand five hundred dollars”
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“"source of income" includes benefits or subsidy programs including housing assistance, public assistance, emergency rental assistance”
Read in: Washington State Legislature, Revised Code of Washington (RCW), November 6, 2026.
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We have not verified a state law on this topic in: Alabama, Alaska, Arizona, Arkansas, Colorado, Connecticut, Delaware, Florida, Georgia, Hawaii, Idaho, Illinois, Indiana, Iowa, Kansas, Kentucky, Louisiana, Michigan, Mississippi, Missouri, Montana, Nebraska, Nevada, New Hampshire, New Jersey, New Mexico, New York, North Carolina, North Dakota, Ohio, Oklahoma, Pennsylvania, Puerto Rico, South Carolina, South Dakota, Tennessee, Texas, Utah, West Virginia, Wisconsin, and Wyoming.
Show contents
How is it calculated?
We use your numbers, FHA's rules and your county's public data.
The formula
Payment = principal and interest + property tax (your county's effective rate × price ÷ 12) + insurance + mortgage insurance. What you pay = payment − the rents of the units you rent out. FHA's test (3 or 4 units) = payment ÷ (rents of all units − 25%), and it may not pass 100%.
Example with the numbers for Los Angeles County
3 units in Los Angeles County (CA), at the county's typical home value, FHA with the minimum down payment, the 7.18% rate and HUD's 2-bedroom Fair Market Rent ($2,964) standing in for each unit's rent:
- Price (the county's typical value)
- $834,200
- Monthly payment (with taxes, example insurance and FHA)
- $6,738
- Rents of the 2 units you would rent out
- $5,928
- What you would still pay
- $810
- Net rent of all units for FHA
- $6,669
- Payment ÷ net rent
- 101%
With those numbers, the payment is 101% of the net rent: above the 100% FHA requires. The lender figures it with the appraiser's rent.
Computed from the page's data when it was built; in the tool you replace every number with your own.
What moves the result?
Six things that change the number more than anything else.
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The price
Every dollar of price is a dollar more of loan. It is the first thing that moves the payment.
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The down payment
More down, less loan and less mortgage insurance. The minimum depends on the program.
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The rate
One point of rate changes the payment for the whole term. Compare at least three offers.
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The rents
Type what you expect to charge for each unit. HUD's Fair Market Rent for your county is only a reference.
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The limit by units
FHA and conventional loans have a limit per county that rises with the number of units.
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Tax and insurance
They sit inside the payment. The tax depends on the county; the insurance, on the home and the area.
The official numbers behind the tool
Official data the tool uses, so you can compare.
Loan limits for 2 to 4 units, most populous counties of the United States
| Place | FHA 2 units | FHA 3 units | FHA 4 units | Conforming 4 units |
|---|---|---|---|---|
| Los Angeles County (CA) | $1,599,375 | $1,933,200 | $2,402,625 | $2,402,625 |
| Cook County (IL) | $693,050 | $837,700 | $1,041,125 | $1,601,750 |
| Harris County (TX) | $693,050 | $837,700 | $1,041,125 | $1,601,750 |
| Maricopa County (AZ) | $714,000 | $863,100 | $1,072,600 | $1,601,750 |
| San Diego County (CA) | $1,413,350 | $1,708,400 | $2,123,100 | $2,123,100 |
| Orange County (CA) | $1,599,375 | $1,933,200 | $2,402,625 | $2,402,625 |
| Miami-Dade County (FL) | $853,900 | $1,032,150 | $1,282,700 | $1,601,750 |
| Kings County (NY) | $1,599,375 | $1,933,200 | $2,402,625 | $2,326,875 |
- Los Angeles County (CA) $1,599,375$2,402,625
- Cook County (IL) $693,050$1,041,125
- Harris County (TX) $693,050$1,041,125
- Maricopa County (AZ) $714,000$1,072,600
- San Diego County (CA) $1,413,350$2,123,100
- Orange County (CA) $1,599,375$2,402,625
- Miami-Dade County (FL) $853,900$1,282,700
- Kings County (NY) $1,599,375$2,402,625
Source: FHA mortgage limits (2026 data) · Conforming loan limits (2026 data)
HUD Fair Market Rent by size, most populous counties of the United States
| Place | Studio | 1 bed | 2-bed Fair Market Rent | 3 bed | 4 bed |
|---|---|---|---|---|---|
| Los Angeles County (CA) | $2,151 | $2,402 | $2,964 | $3,760 | $4,208 |
| Cook County (IL) | $1,678 | $1,780 | $2,011 | $2,586 | $2,954 |
| Harris County (TX) | $1,233 | $1,261 | $1,497 | $2,017 | $2,502 |
| Maricopa County (AZ) | $1,390 | $1,493 | $1,734 | $2,287 | $2,537 |
| San Diego County (CA) | $2,192 | $2,335 | $2,823 | $3,743 | $4,526 |
| Orange County (CA) | $2,580 | $2,610 | $3,057 | $4,153 | $4,964 |
| Miami-Dade County (FL) | $1,953 | $2,121 | $2,564 | $3,277 | $3,749 |
| Kings County (NY) | $2,593 | $2,729 | $2,971 | $3,760 | $4,121 |
- Los Angeles County (CA) $2,151$2,402
- Cook County (IL) $1,678$1,780
- Harris County (TX) $1,233$1,261
- Maricopa County (AZ) $1,390$1,493
- San Diego County (CA) $2,192$2,335
- Orange County (CA) $2,580$2,610
- Miami-Dade County (FL) $1,953$2,121
- Kings County (NY) $2,593$2,729
Source: Fair Market Rents (Fiscal year 2027)
— means the source publishes no value.
Want your county's numbers?
Type your county or ZIP code: the tool loads its numbers and keeps them in your browser for the other tools.
Frequently asked questions
Can I buy a duplex with FHA?
Yes, if you will live there. FHA insures loans on 1 to 4 unit properties that are the owner's principal residence, and at least one borrower must move in within 60 days and intend to live there at least 1 year (HUD Handbook 4000.1).
Do the rents count to qualify?
They can. With no rental history, the lender uses 75% of the lesser of the appraiser's rent or the lease rent and adds it to your income; it does not subtract it from your payment. Each lender reviews your case.
What is the self-sufficiency test?
It is an FHA rule for 3 and 4 units: the payment (principal, interest, taxes and insurance) divided by the net rent of all units, yours included, may not pass 100%. The lender runs it with the appraiser's rent.
Do you keep my numbers?
No. What you type stays in your browser. You can erase it with "Start over" or with "Delete my data".
Methodology and sources (Freddie Mac, the Census Bureau, HUD, and FHFA)
- The monthly payment adds principal and interest, property tax at your county's effective rate (Census), the insurance you type and mortgage insurance: FHA's, or a conventional loan's with less than 20% down (that one is an example).
- We subtract the rents of the units you would rent out. Yours does not count here because you live in it. HUD's Fair Market Rent is shown as a reference; the lender uses the rent the appraiser estimates or the lease rent.
- With FHA and 3 or 4 units, HUD requires the payment divided by the net rent of all units to stay at or under 100%. Net rent is the appraiser's rent less 25% (or the appraiser's vacancy and maintenance estimate, if higher). Here we use your rents and the 25%.
Data
- Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026)
- American Community Survey (Average 2020–2024)
- FHA mortgage limits (2026 data)
- Conforming loan limits (2026 data)
- Fair Market Rents (Fiscal year 2027)
Program rules
- HUD Handbook 4000.1, FHA Single Family Housing Policy Handbook, II.A.1.b.iv(B) — Property Types · In effect since August 12, 2026
- HUD Handbook 4000.1, FHA Single Family Housing Policy Handbook, II.A.1.b.iii(A)(2)(a) — FHA Requirement for Owner Occupancy · In effect since August 12, 2026
- HUD Handbook 4000.1, FHA Single Family Housing Policy Handbook, II.A.2.a and II.A.2.a.iii — Maximum Mortgage Amounts; Financing of Upfront Mortgage Insurance Premium · In effect since August 12, 2026
- HUD Handbook 4000.1, FHA Single Family Housing Policy Handbook, II.A.4.c.xii(I)(2) — Rental Income Received from the Subject Property (TOTAL) · In effect since August 12, 2026
- HUD Handbook 4000.1, FHA Single Family Housing Policy Handbook, II.A.1.b.iv(B)(3)(c) — Self-Sufficiency Rental Income Eligibility · In effect since August 12, 2026
- HUD Handbook 4000.1, FHA Single Family Housing Policy Handbook, II.A.4.d.i(C)(2) and II.A.5.c.i(C)(1)–(2) — Required Reserves · In effect since August 12, 2026
- HUD Handbook 4000.1 (Update 18), II.A.2.a.iv — Minimum Required Investment · In effect since September 14, 2016
- HUD Mortgagee Letter 2023-05: Reduction of FHA Annual MIP Rates · In effect since March 20, 2023
- Fannie Mae Selling Guide B7-1-01 — Provision of Mortgage Insurance · In effect since January 1, 2024
- 24 CFR §982.503, Payment standard areas, schedule, and amounts · In effect since October 28, 2026
- 24 CFR §982.1, Programs: purpose and structure · In effect since October 28, 2026
- 24 CFR §982.305, PHA approval of assisted tenancy · In effect since November 4, 2026
- 24 CFR §982.401, Housing quality standards · In effect since November 4, 2026
- 24 CFR §982.405, PHA unit inspection · In effect since November 4, 2026
- 24 CFR §982.451, Housing assistance payments contract · In effect since November 4, 2026
- Arizona: A.R.S. §9-461.18 · Verified on November 6, 2026
- California: Cal. Gov. Code §§66314, 66315, 66317, 66323 · Verified on November 6, 2026
- Maine: 30-A M.R.S. §4364-B · Verified on November 6, 2026
- Massachusetts: M.G.L. c. 40A, §3 · Verified on November 6, 2026
- Montana: Mont. Code Ann. §76-2-345 · Verified on November 6, 2026
- Oregon: ORS 197A.425 · Verified on November 6, 2026
- Rhode Island: R.I. Gen. Laws §45-24-73 · Verified on November 6, 2026
- Vermont: 24 V.S.A. §4412(1)(E) · Verified on November 6, 2026
- Washington: RCW 36.70A.680, 36.70A.681 · Verified on November 6, 2026
- California: California Fair Employment and Housing Act (FEHA) · Verified on November 6, 2026
- District of Columbia: D.C. Code §2-1402.21(a), (e) · Verified on November 6, 2026
- Maine: 5 M.R.S. §4581-A(4) · Verified on November 6, 2026
- Maryland: Md. Code, State Gov't §§20-701(j), 20-705 · Verified on November 6, 2026
- Massachusetts: M.G.L. c. 151B, §4(10) · Verified on November 6, 2026
- Minnesota: Minn. Stat. §§363A.03 subd. 47, 363A.09 subd. 1 · Verified on November 6, 2026
- Oregon: ORS 659A.421 · Verified on November 6, 2026
- Rhode Island: R.I. Gen. Laws §§34-37-3(18), 34-37-4(a) · Verified on November 6, 2026
- Vermont: 9 V.S.A. §§4501(6), 4503(a)(1) · Verified on November 6, 2026
- Virginia: Va. Code §§36-96.1:1, 36-96.2(I)-(J), 36-96.3(A)(1) · Verified on November 6, 2026
- Washington: RCW 59.18.255 · Verified on November 6, 2026
What comes next?
With your numbers in hand, compare loan types or check whether a rent is high for your area.
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Guides to read next
- Closing Disclosure explained: what to check before signing What the Closing Disclosure is, when it must reach you, what to check on each of its five pages and which closing costs are not allowed to go up.
- How much do you need for a down payment? 20% is not required: what each loan asks for (FHA, conventional, VA, USDA), what changes with less than 20% down, and where the money can come from.
- How to buy a home in the United States, step by step The nine steps to buying a home: paperwork, credit, budget, assistance, preapproval, offer, inspection, closing and the first year, with official sources.
- Bidding wars: appraisal gaps and escalation clauses What it costs to offer more than the appraisal, how an escalation clause works and what you risk if you waive the inspection or appraisal to win.