Not enough rental comps in this area to determine how FMR aligns with current market rates.
Historical
FY 2023-2027
FMR
FY2027
Property value
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Tax rate
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Mortgage rate
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ZIP 59104 fair market rent, FY 2027
For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 59104 (Billings, MT) is $1,440 a month. That is up 0.7% from $1,430 in FY 2026. Billings is in the Billings, MT HUD Metro FMR Area. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the metro-wide two-bedroom FMR of $1,432. Among 20 ZIP codes in Yellowstone County, 59104 is tied for the 9th-highest two-bedroom rent (county range $1,280–$2,060). The median county two-bedroom FMR in Montana is $1,310, so ZIP 59104 is 10% above it.
FY 2027 rent by bedroom
FY 2027 fair market rent by bedroom for 59104
Bedrooms
FY 2026
FY 2027
Change
90–110% range
Studio
$1,030
$1,010
−1.9%
$909–$1,111
1BR
$1,120
$1,140
+1.8%
$1,026–$1,254
2BR
$1,430
$1,440
+0.7%
$1,296–$1,584
3BR
$1,970
$1,990
+1.0%
$1,791–$2,189
4BR
$2,240
$2,270
+1.3%
$2,043–$2,497
Fair market rent history, FY 2023–2027
Fair market rent by fiscal year for 59104
Fiscal year
Studio
1BR
2BR
3BR
4BR
FY 2027
$1,010
$1,140
$1,440
$1,990
$2,270
FY 2026
$1,030
$1,120
$1,430
$1,970
$2,240
FY 2025
$1,020
$1,070
$1,380
$1,900
$2,140
FY 2024
$840
$880
$1,150
$1,590
$1,780
FY 2023
$750
$810
$1,060
$1,460
$1,650
Two-bedroom rent in nearby Yellowstone County ZIP codes
How much will Section 8 pay for a two-bedroom in ZIP 59104?
Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,432, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,289 to $1,575 a month; under the ZIP-level Small Area FMR of $1,440 it would be $1,296 to $1,584. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.
Which HUD fair market rent area is ZIP 59104 in?
ZIP 59104 is in the Billings, MT HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,432.
How much did fair market rent change in ZIP 59104 for FY 2027?
The two-bedroom FMR rose 0.7%, from $1,430 in FY 2026 to $1,440 in FY 2027. Since FY 2023 it has risen 35.8%.
When do FY 2027 fair market rents take effect?
HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.
Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set