{"slug":"market-rent-vs-hud-fmr","title":"Why US rent benchmarks disagree across the same metro","contractVersion":"research-v13","sourceUpdatedOn":"2026-08-05","factsHash":"0e37fc11574289a6ee5f219bd0f635377900afafb43e30540cf72e99d29429f8","definition":{"deck":"A metro can carry several legitimate rent figures because each source measures a different housing universe. This study keeps all four comparisons separate, shows their coverage and identifies where substituting one definition for another creates the largest distortion.","slug":"market-rent-vs-hud-fmr","chart":"rent_benchmark_distributions","title":"Why US rent benchmarks disagree across the same metro","method":["For each source, the ratio divides current Zillow ZORI by that source's monthly benchmark; the dollar gap subtracts the benchmark from ZORI.","Source distributions use the complete direct overlap for that pair: 696 metros for HUD and ACS, and only numeric Realtor report rows for Realtor.","The ten-percent HUD 2BR bands are descriptive boundaries; no source is averaged, normalized into a consensus or declared universally correct."],"eyebrow":"Four independent rent lenses","question":"How does Zillow's observed market rent compare with HUD one- and two-bedroom FMR, Census ACS gross rent and Realtor asking rent?","variables":["Zillow Observed Rent Index","HUD one-bedroom Fair Market Rent","HUD two-bedroom Fair Market Rent","Census ACS median gross rent","Realtor median asking rent","Pairwise ZORI-to-benchmark ratios","Pairwise monthly dollar gaps","Source coverage state"],"limitations":["These are metro-level observations and cannot replace property comps, a ZIP-level SAFMR, local housing-authority rules or a unit inspection.","Release periods and housing universes differ; the study deliberately does not force identical unit composition or timing.","Realtor coverage is a finite large-market report, so its 46 numeric overlaps must not be generalized to the other 650 metros."],"short_title":"Why rent benchmarks disagree","source_keys":["zillow_zori","hud_fmr","acs_income","realtor_rent","cbsa_delineation"],"inclusion_rule":"Include every RentMarker metro with direct Zillow ZORI, HUD one-bedroom FMR, HUD two-bedroom FMR and ACS median gross rent observations. Attach Realtor asking rent only for the 50 named report markets and retain its four source NAs. Classify the existing ZORI/HUD 2BR relationship with the published 0.90–1.10 band, then rank by the largest absolute proportional gap between ZORI and any available comparison lens.","counter_signals":["HUD FMR includes a tenant-paid utilities allowance and is bedroom-specific; ZORI is a smoothed market index across bedroom counts.","ACS gross rent is a five-year survey estimate for occupied units, while Realtor covers advertised studio, one- and two-bedroom listings in 50 named markets.","A wide gap can reflect bedroom mix, covered stock, timing or program design; it does not prove that one source is erroneous."]},"summary":{"near_fmr":257,"lowest_slug":"fort-madison-ia","widest_slug":"hailey-id","highest_slug":"hailey-id","lowest_ratio":0.69126819,"median_ratio":1.13771572,"widest_ratio":3.55518018,"highest_ratio":2.94771242,"lowest_market":"Fort Madison, IA","widest_market":"Hailey, ID","widest_source":"hud_fmr_1br","eligible_count":696,"highest_market":"Hailey, 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