Fair market rents · FY 2027 · effective October 1, 2026
Virginia fair market rents, FY 2027
The 2-bedroom Fair Market Rent in the median Virginia county is $1,262 a month for FY 2027, from $943 to $2,438 across the state. The typical county moved +3.2% from FY 2026 and +36.6% over five years; weighted by population, the state average moved +3.5%. The most populous HUD area, Washington-Arlington-Alexandria, DC-VA-MD, is at $2,438 for a 2-bedroom.
FMRs are HUD's estimate of the 40th percentile gross rent (rent plus utilities) paid by recent movers into standard-quality units. Housing agencies set voucher payment standards from them. Source: HUD FY 2027 FMR file, 91 FR 56156 (published September 1, 2026). This site is not HUD.
| FY | 2017 | 2018 | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 | 2026 | 2027 |
|---|---|---|---|---|---|---|---|---|---|---|---|
| 2BR | $1,226 | $1,249 | $1,216 | $1,241 | $1,280 | $1,301 | $1,397 | $1,574 | $1,745 | $1,731 | $1,792 |
ZIP-level rents required: Virginia Beach-Norfolk-Newport News, VA-NC; Washington-Arlington-Alexandria, DC-VA-MD are mandatory Small Area FMR metros, so voucher payment standards there come from the ZIP figure, not the area figure below. Use the ZIP lookup, or see all 65 mandatory metros.
Every HUD rent area in Virginia, FY 2027
64 HUD FMR areas cover 133 counties; 20 are metro areas. Monthly gross rent by bedroom count. The trend line is the 2-bedroom FMR from FY 2017 to FY 2027 for the most populous member.
Biggest one-year move up: Roanoke, VA, +16.7%. Biggest move down: Charlottesville, VA, −10.0%. HUD caps a one-year drop at 10%.
| HUD area | Studio | 1BR | 2BR | 3BR | 4BR | 1 yr | 5 yr | FY17 to FY27 |
|---|---|---|---|---|---|---|---|---|
| Accomack County | 779 | 882 | 1,110 | 1,370 | 1,528 | +5.3% | +54.2% | |
| Alleghany County-Clifton Forge city-Covington city, VA HUD Nonmetro FMR AreaAlleghany, Covington city | 786 | 790 | 943 | 1,246 | 1,389 | +3.2% | +27.6% | |
| Bath County | 830 | 835 | 1,010 | 1,203 | 1,563 | +3.4% | +43.1% | |
| Blacksburg-Christiansburg-RadfordMontgomery, Radford city | 1,043 | 1,050 | 1,340 | 1,783 | 2,048 | +5.4% | +43.3% | |
| Bland County | 775 | 779 | 943 | 1,306 | 1,460 | +3.2% | +34.3% | |
| Brunswick County | 775 | 779 | 943 | 1,306 | 1,438 | +3.2% | +34.3% | |
| Buchanan County | 799 | 866 | 943 | 1,306 | 1,506 | +3.2% | +34.3% | |
| Buckingham County | 799 | 866 | 943 | 1,306 | 1,480 | −1.7% | +31.2% | |
| Caroline County | 866 | 1,028 | 1,244 | 1,723 | 2,079 | −0.2% | +18.8% | |
| Carroll County-Galax city, VA HUD Nonmetro FMR AreaCarroll, Galax city | 799 | 803 | 943 | 1,306 | 1,510 | +3.2% | +34.3% | |
| Charlotte County | 716 | 721 | 943 | 1,161 | 1,576 | +3.2% | +34.3% | |
| CharlottesvilleAlbemarle, Fluvanna, Greene, Nelson, Charlottesville city | 1,279 | 1,442 | 1,642 | 1,997 | 2,458 | −10.0% | +29.9% | |
| Culpeper County | 1,292 | 1,299 | 1,596 | 2,187 | 2,195 | +12.2% | +47.6% | |
| Cumberland County | 859 | 865 | 1,046 | 1,246 | 1,619 | +4.9% | +16.9% | |
| Dickenson County | 775 | 779 | 943 | 1,124 | 1,425 | +3.2% | +34.3% | |
| Essex County | 936 | 942 | 1,155 | 1,396 | 1,653 | +3.8% | +32.8% | |
| Floyd County | 828 | 833 | 1,090 | 1,299 | 1,440 | −0.4% | +55.3% | |
| Franklin County | 949 | 987 | 1,080 | 1,495 | 1,805 | +14.4% | +36.4% | |
| Giles County | 781 | 918 | 999 | 1,190 | 1,546 | +1.5% | +42.3% | |
| Grayson County | 799 | 866 | 943 | 1,271 | 1,276 | +3.2% | +34.3% | |
| Greensville County-Emporia city, VA HUD Nonmetro FMR AreaGreensville, Emporia city | 833 | 838 | 1,018 | 1,410 | 1,702 | +1.7% | +33.2% | |
| Halifax County | 799 | 814 | 943 | 1,230 | 1,486 | +3.2% | +34.3% | |
| HarrisonburgRockingham, Harrisonburg city | 1,038 | 1,044 | 1,264 | 1,728 | 2,034 | −4.4% | +32.9% | |
| Henry County-Martinsville city, VA HUD Nonmetro FMR AreaHenry, Martinsville city | 762 | 767 | 943 | 1,144 | 1,321 | +3.2% | +34.3% | |
| Highland County | 775 | 779 | 943 | 1,233 | 1,460 | +3.2% | +33.6% | |
| King and Queen County | 1,032 | 1,075 | 1,170 | 1,435 | 1,771 | −6.4% | +63.0% | |
| King George County | 1,196 | 1,271 | 1,520 | 2,105 | 2,541 | +3.5% | +40.6% | |
| Kingsport-Bristol, TN-VAScott, Washington, Bristol city | 760 | 845 | 1,091 | 1,375 | 1,465 | +4.5% | +55.4% | |
| Lancaster County | 829 | 834 | 1,091 | 1,501 | 1,824 | +3.7% | +17.1% | |
| Lee County | 716 | 721 | 943 | 1,294 | 1,325 | +3.2% | +34.3% | |
| Louisa County | 1,094 | 1,186 | 1,291 | 1,788 | 1,998 | +3.5% | +47.4% | |
| Lunenburg County | 799 | 866 | 943 | 1,204 | 1,337 | +3.2% | +34.3% | |
| LynchburgAmherst, Appomattox, Bedford, Campbell, Lynchburg city | 965 | 971 | 1,117 | 1,547 | 1,678 | −5.9% | +29.4% | |
| Madison County | 960 | 1,041 | 1,133 | 1,515 | 1,754 | +6.3% | +18.4% | |
| Mecklenburg County | 729 | 734 | 960 | 1,268 | 1,273 | +1.1% | +33.5% | |
| Middlesex County | 1,034 | 1,041 | 1,259 | 1,500 | 1,949 | −2.5% | +38.4% | |
| Northampton County | 753 | 758 | 992 | 1,356 | 1,658 | +4.5% | +27.2% | |
| Northumberland County | 1,135 | 1,142 | 1,382 | 1,647 | 2,139 | +5.6% | +60.5% | |
| Nottoway County | 779 | 784 | 1,026 | 1,421 | 1,703 | +5.2% | +35.9% | |
| Orange County | 1,037 | 1,043 | 1,262 | 1,747 | 1,953 | +2.3% | +34.8% | |
| Page County | 807 | 875 | 953 | 1,181 | 1,593 | +3.1% | +31.4% | |
| Patrick County | 755 | 760 | 943 | 1,208 | 1,460 | +3.2% | +34.3% | |
| Pittsylvania County-Danville city, VA HUD Nonmetro FMR AreaPittsylvania, Danville city | 657 | 765 | 943 | 1,289 | 1,426 | +3.2% | +34.3% | |
| Prince Edward County | 943 | 949 | 1,126 | 1,342 | 1,480 | +2.9% | +28.7% | |
| Pulaski County | 744 | 873 | 952 | 1,267 | 1,591 | +3.4% | +35.6% | |
| Rappahannock County | 1,355 | 1,428 | 1,555 | 1,853 | 2,331 | +13.1% | +48.5% | |
| Richmond County | 901 | 907 | 1,187 | 1,526 | 1,643 | +2.6% | +37.4% | |
| Richmond16 counties | 1,456 | 1,517 | 1,651 | 2,039 | 2,499 | −0.2% | +38.9% | |
| RoanokeBotetourt, Craig, Roanoke, Roanoke city, Salem city | 1,186 | 1,250 | 1,464 | 2,022 | 2,447 | +16.7% | +66.6% | |
| Rockbridge County-Buena Vista city-Lexington city, VA HUD Nonmetro FMR AreaRockbridge, Buena Vista city, Lexington city | 896 | 971 | 1,057 | 1,464 | 1,767 | +5.2% | +38.7% | |
| Russell County | 760 | 765 | 943 | 1,212 | 1,406 | +3.2% | +34.3% | |
| Shenandoah County | 937 | 943 | 1,172 | 1,452 | 1,897 | +7.4% | +41.5% | |
| Smyth County | 710 | 741 | 943 | 1,171 | 1,460 | +3.2% | +34.3% | |
| Southampton County-Franklin city, VA HUD Nonmetro FMR AreaSouthampton, Franklin city | 874 | 897 | 1,032 | 1,392 | 1,725 | −1.8% | +22.4% | |
| Staunton-Stuarts DraftAugusta, Staunton city, Waynesboro city | 1,041 | 1,047 | 1,199 | 1,634 | 1,798 | −4.9% | +30.8% | |
| Surry County | 938 | 952 | 1,064 | 1,473 | 1,778 | +2.4% | +51.6% | |
| Tazewell County | 794 | 798 | 943 | 1,154 | 1,266 | +3.2% | +34.3% | |
| Virginia Beach-Norfolk-Newport News, VA-NCZ14 counties | 1,470 | 1,488 | 1,667 | 2,298 | 2,710 | −2.7% | +39.7% | |
| Warren County | 1,063 | 1,108 | 1,449 | 1,930 | 2,392 | +10.2% | +40.5% | |
| Washington-Arlington-Alexandria, DC-VA-MDZ14 counties | 2,111 | 2,204 | 2,438 | 3,107 | 3,658 | +8.5% | +36.6% | |
| Westmoreland County | 945 | 952 | 1,245 | 1,678 | 1,995 | +4.3% | +42.0% | |
| Winchester, VA-WVFrederick, Winchester city | 1,066 | 1,180 | 1,505 | 1,895 | 2,516 | −4.3% | +34.7% | |
| Wise County-Norton city, VA HUD Nonmetro FMR AreaWise, Norton city | 717 | 722 | 943 | 1,262 | 1,460 | +3.2% | +34.3% | |
| Wythe County | 799 | 846 | 943 | 1,290 | 1,460 | +3.2% | +32.4% |
Dollars per month, FY 2027 file as published September 1, 2026; rows marked R show FY 2026. "1 yr" compares the FY 2027 2BR with FY 2026, "5 yr" with FY 2022. HUD's methods changed over these years, so part of any move is method, not market. Area names are HUD's.
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We'll write once when HUD publishes FY 2028 Fair Market Rents, or revised FY 2027 figures, for your ZIP's HUD area in Virginia. HUD's FY 2028 starts October 1, 2027.
Using these numbers on a rental
The FMR sets the range for voucher payments; it is not a rent estimate for your unit. A housing agency picks a payment standard between 90% and 110% of it, then checks your asking rent against similar unassisted units nearby. Both figures cover rent plus utilities, so the agency's allowance for any utilities the tenant pays comes off the top.
Take a 2-bedroom at $1,262, a payment standard at 100% of FMR, and a $150 utility allowance (an example; each agency publishes its own schedule). Then the voucher can cover a contract rent of up to $1,112 ($1,262 minus $150), with the tenant paying the usual 30% of income. How to underwrite with FMR works through the rest.