The 2 bedroom fair market rent in Sawyer (Carlton County) is $1,220 for FY2026. Rents here moved +5.2 percent year over year. ZIP 55780 sits in the Duluth, MN-WI MSA area.
See how this ZIP compares for Section 8 vouchers, fair market rent against market asking rent for every tracked Minnesota ZIP.
| Unit size | FY2026 FMR | Vs FY2025 | ACS median |
|---|---|---|---|
| Studio | $840 | +5.0% | |
| 1 bedroom | $970 | +6.6% | |
| 2 bedroom | $1,220 | +5.2% | |
| 3 bedroom | $1,680 | +7.0% | |
| 4 bedroom | $2,050 | +5.1% |
FMR is the HUD Fair Market Rent for this ZIP, the 40th percentile of gross rents. It anchors Section 8 payment standards and runs below top of market. ACS median is the Census survey estimate where available.
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Among the 11 Carlton County ZIP codes with a HUD rent estimate, 55780 ranks number 4 of 11 on 2 bedroom fair market rent. That is $40 above the county median of $1,180. The county runs from $1,030 in Wright 55798 to $1,740 in Esko 55733. Statewide the median 2 bedroom fair market rent is $1,090, which puts Sawyer 12 percent above the Minnesota median. The largest single year move since FY2021 came in FY2023, +19.6 percent, and the 2 bedroom estimate has gone from $850 to $1,220 over 5 fiscal years. Zillow does not publish a rent index for 55780, so the fair market rent is the only published rent benchmark here. The landlord voucher check compares an asking rent against it. Voucher competitiveness for every Carlton County ZIP code with both signals is on the Carlton County Section 8 page.
Of the 6 nearest ZIP codes with an estimate, Cloquet 55720 carries the highest 2 bedroom fair market rent at $1,260 and Wright 55798 the lowest at $1,030, against $1,220 here.
The HUD fair market rent for a 2 bedroom in ZIP 55780 is $1,220 for FY2026. Actual rents vary by unit size, condition, and location within the ZIP.
The 2 bedroom fair market rent rose 5.2 percent from FY2025 to FY2026, moving from $1,160 to $1,220.
Fair Market Rent is HUD's estimate of the 40th percentile gross rent for a ZIP. It sets Section 8 payment standards, so it is the rent a voucher will support here. Investors use it as a conservative floor when underwriting rental income.
Rent level is only one input. Run the numbers: at $1,220 for a 2 bedroom, a deal in Sawyer pencils or it does not based on price, taxes, insurance, and financing. Pencilwrite computes cap rate, cash-on-cash, DSCR, and true ROE from a few inputs.
Pencilwrite turns an address, a price, and these rents into a full underwrite, cap rate, cash-on-cash, DSCR, true ROE, taxes, and an offer you can send. Limited beta access spots open. Sign up for the beta, opening in the next two months. Free.
