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by io.github.pipeworx-io
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Hud Fair Market Rents

hud_fair_market_rents
Read-onlyIdempotent

Get HUD Fair Market Rent ceilings by bedroom count (0–4+) for a county or metropolitan area and year. AREA-LEVEL ANNUAL STATISTICS only — one benchmark rent figure per area per bedroom count, published yearly by HUD for housing programs. NOT rental listings: it cannot find homes or apartments actually for rent (for that, use rentcast search_rental_listings). Pass area_name with a state code for ordinary names such as "Travis County"; the tool resolves HUD's required entity ID. A 5-digit county FIPS is also accepted and expanded to HUD's 10-digit county ID. Omit year for HUD's latest available fiscal year.

Input Schema

TableJSON Schema
NameRequiredDescriptionDefault
yearNoFiscal year (e.g., 2024). Omit for the most recent year.
_apiKeyYesHUD API token
area_nameNoCounty or metro name to resolve (e.g., "Travis County" or "Austin-Round Rock"). Use instead of entity_id.
entity_idNoHUD entity ID, 5-digit county FIPS, or HUD metro code. Omit to resolve area_name or get all areas in the state.
state_codeYesTwo-letter state code (e.g., "CA", "NY", "TX"). Required to get state-level summary.

Output Schema

TableJSON Schema
NameRequiredDescriptionDefault
dataYesFair Market Rent data from HUD API
yearYesFiscal year requested or 'latest'
stateYesTwo-letter state code provided in request
entity_idYesFIPS or ZIP code if provided, null otherwise

Schema Changelog

Changes observed during successful MCP inspections.

  1. Changed1 schema field changed
    • changedInput schema / examples
      Previous value: -[
-  {
-    "_apiKey": "your-hud-api-key",
-    "state_code": "CA"
-  },
-  {
-    "_apiKey": "your-hud-api-key",
-    "area_name": "Travis County",
-    "state_code": "TX"
-  }
-]New value: +[
+  {
+    "state_code": "CA"
+  },
+  {
+    "area_name": "Travis County",
+    "state_code": "TX"
+  }
+]
  2. Changed3 schema fields changed
    • changedInput schema / examples
      Previous value: -[
-  {
-    "_apiKey": "your-hud-api-key",
-    "state_code": "CA"
-  },
-  {
-    "_apiKey": "your-hud-api-key",
-    "entity_id": "36061",
-    "state_code": "NY",
-    "year": 2024
-  }
-]New value: +[
+  {
+    "_apiKey": "your-hud-api-key",
+    "state_code": "CA"
+  },
+  {
+    "_apiKey": "your-hud-api-key",
+    "area_name": "Travis County",
+    "state_code": "TX"
+  }
+]
    • addedInput schema / properties / area_name
      Added value: +{
+  "description": "County or metro name to resolve (e.g., \"Travis County\" or \"Austin-Round Rock\"). Use instead of entity_id.",
+  "type": "string"
+}
    • changedInput schema / properties / entity_id / description
      Previous value: -"FIPS code or ZIP code to get FMR for a specific area. Omit to get all areas in the state."New value: +"HUD entity ID, 5-digit county FIPS, or HUD metro code. Omit to resolve area_name or get all areas in the state."
  3. Changed1 schema field changed
    • changedOutput schema / (root)
      Previous value: -nullNew value: +{
+  "properties": {
+    "data": {
+      "description": "Fair Market Rent data from HUD API",
+      "type": "object"
+    },
+    "entity_id": {
+      "description": "FIPS or ZIP code if provided, null otherwise",
+      "type": [
+        "string",
+        "null"
+      ]
+    },
+    "state": {
+      "description": "Two-letter state code provided in request",
+      "type": "string"
+    },
+    "year": {
+      "description": "Fiscal year requested or 'latest'",
+      "type": [
+        "number",
+        "string"
+      ]
+    }
+  },
+  "required": [
+    "state",
+    "entity_id",
+    "year",
+    "data"
+  ],
+  "type": "object"
+}
  4. Changed1 schema field changed
    • addedInput schema / examples
      Added value: +[
+  {
+    "_apiKey": "your-hud-api-key",
+    "state_code": "CA"
+  },
+  {
+    "_apiKey": "your-hud-api-key",
+    "entity_id": "36061",
+    "state_code": "NY",
+    "year": 2024
+  }
+]
  5. First observed

TDQS

A4.6/5.0
Behavior4/5

Does the description disclose side effects, auth requirements, rate limits, or destructive behavior?

Annotations declare readOnlyHint, openWorldHint, idempotentHint, and destructiveHint false, which already conveys the read-only, side-effect-free nature. The description adds valuable behavioral context: it specifies that the tool returns AREA-LEVEL ANNUAL STATISTICS with one benchmark rent per area per bedroom count, and that it resolves HUD entity IDs internally. This goes beyond the annotations without contradicting them.

Agents need to know what a tool does to the world before calling it. Descriptions should go beyond structured annotations to explain consequences.

Conciseness4/5

Is the description appropriately sized, front-loaded, and free of redundancy?

The description is dense but well-structured. It front-loads the core purpose, then adds scope limitations, the NOT-listings warning, and parameter usage notes. Each sentence contributes distinct value. It is slightly longer than strictly necessary but avoids redundancy and remains scannable.

Shorter descriptions cost fewer tokens and are easier for agents to parse. Every sentence should earn its place.

Completeness5/5

Given the tool's complexity, does the description cover enough for an agent to succeed on first attempt?

With an output schema present and annotations covering safety, the description fills the remaining gaps: it explains what kind of data is returned, how to specify the target area, the accepted input formats, and what it is not. No critical information is missing for an agent to invoke it correctly.

Complex tools with many parameters or behaviors need more documentation. Simple tools need less. This dimension scales expectations accordingly.

Parameters4/5

Does the description clarify parameter syntax, constraints, interactions, or defaults beyond what the schema provides?

The schema covers 100% of parameters with descriptions, but the description enriches their semantics. It explicitly connects area_name with state_code for resolution, explains the relationship between entity_id, FIPS, and HUD's internal IDs, and clarifies that year is optional for the latest fiscal year. This adds meaning beyond the plain schema text.

Input schemas describe structure but not intent. Descriptions should explain non-obvious parameter relationships and valid value ranges.

Purpose5/5

Does the description clearly state what the tool does and how it differs from similar tools?

The description opens with a precise statement of what the tool does: 'Get HUD Fair Market Rent ceilings by bedroom count (0–4+) for a county or metropolitan area and year.' It clearly identifies the resource (HUD FMR), the specific data (ceilings by bedroom count), and the scope (county/metro, year). It also distinguishes itself from rental listings by naming the alternative tool, rentcast search_rental_listings, making the purpose unmistakable.

Agents choose between tools based on descriptions. A clear purpose with a specific verb and resource helps agents select the right tool.

Usage Guidelines5/5

Does the description explain when to use this tool, when not to, or what alternatives exist?

Usage guidance is explicit and actionable. The description states 'NOT rental listings' and points to the correct alternative for actual listings. It explains how to pass area_name with state_code, accepts FIPS codes and expands them to HUD's 10-digit ID, and clarifies that omitting year returns the latest fiscal year. This gives clear when-to-use and how-to-use instructions.

Agents often have multiple tools that could apply. Explicit usage guidance like "use X instead of Y when Z" prevents misuse.

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