How Much Does Section 8 Pay in Richmond? (FY2027 Payment Standards by ZIP)
HUD publishes one Fair Market Rent for the whole Richmond, VA area, and unless a housing authority has opted into Small Area FMRs, that single metro-wide figure is what its Section 8 payment standard is built on. For FY2027 the metro 2-bedroom FMR is $1,651. HUD also publishes ZIP-level Small Area FMRs for the same metro, and they show how uneven the market really is: across the 13 ZIP codes in Henrico County the 2-bedroom figure runs from $1,490 in ZIP 23075 to $2,050 in ZIP 23233.
Here's how to read those numbers, what they look like across the metro, and what they mean whether you hold a voucher or own a building.
The FY2027 Numbers: Low ZIP vs. High ZIP
HUD's FY2027 Small Area FMRs are the basis for what the housing authorities in the Richmond metro area will pay. Two real ZIP codes in Henrico County show the spread:
| Bedrooms | ZIP 23075 | ZIP 23233 |
|---|---|---|
| Studio | $1,310 | $1,810 |
| 1 BR | $1,360 | $1,880 |
| 2 BR | $1,490 | $2,050 |
| 3 BR | $1,870 | $2,530 |
| 4 BR | $2,300 | $3,100 |
Split the 13 ZIP codes in Henrico County down the middle and the median 2-bedroom figure is $1,650, at ZIP 23229. For reference, HUD's metro-wide FMR for the Richmond, VA area is $1,651 for a 2-bedroom, the figure a housing authority uses unless it has adopted the ZIP-level standards.
Treat these as the starting point, not the final word. A payment standard is set by each housing authority, usually somewhere between 90% and 110% of HUD's figure, and it can differ by authority inside the same metro. Check the number for your ZIP and bedroom size with the PHA that issued your voucher. Our Richmond Section 8 guide list the ZIP-level data, and HUD's SAFMR dataset is the primary source.
Beyond Henrico County: The Whole Metro
The Richmond, VA area takes in 128 ZIP codes in the FY2027 data, and the range widens once you leave Henrico County: the 2-bedroom figure runs from $940 in ZIP 23829 to $2,480 in ZIP 23120 (Chesterfield County), with a metro-wide median of $1,500.
To see the full ladder rather than just the two ends, here are five ZIPs spread evenly across the 128 in the metro:
| ZIP | County | 1 BR | 2 BR | 3 BR |
|---|---|---|---|---|
| 23867 | Sussex County | $880 | $1,050 | $1,430 |
| 23150 | Henrico County | $1,360 | $1,490 | $1,870 |
| 23009 | King William County | $1,390 | $1,510 | $1,870 |
| 23838 | Chesterfield County | $1,590 | $1,730 | $2,140 |
| 23120 | Chesterfield County | $2,280 | $2,480 | $3,060 |
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FY2026 to FY2027: The Change Effective October 1, 2026
HUD's metro-wide 2-bedroom FMR for Richmond went down 0.2% from FY2026 to FY2027: $1,655 to $1,651. If you already rent with a voucher and stay put, you are protected for at least two years: the housing authority may keep your current payment standard, and it cannot reduce it sooner than two years after the decrease takes effect, or without written notice (24 CFR 982.505(c)(3)). If you are shopping now, the ceiling for a new lease is lower than the number a landlord may remember from last year.
What You Actually Pay as a Tenant
The formula is the same everywhere in the country: you pay roughly 30% of adjusted monthly income, and the housing assistance payment fills the gap up to the standard for your ZIP and unit size. A household bringing in $2,400 a month pays about $720; at the median 2-bedroom figure for Henrico County of $1,650, the authority covers up to $930.
The ZIP-based system exists to let voucher holders reach higher-cost neighborhoods: a voucher that only stretches to $1,490 in one ZIP is worth $2,050 in another, and your own payment doesn't move with it. If a landlord asks for more than the standard, you can sometimes pay the difference yourself, but the authority caps your total share at 40% of income at move-in.
Richmond Landlords: What the Standard Means for You
A voucher tenancy in Richmond means the authority pays its share directly every month, the unit passes an inspection up front, and turnover is typically lower than market-rate. Where the ZIP-level standard is close to market rent, that stability is the whole pitch; where the standard runs below market, you can still list and let the PHA's rent reasonableness review decide.
Also non-negotiable: refusing a voucher holder is illegal in Virginia under the Virginia Fair Housing Law (HB 6, 2020). Source of income is a protected class, so "no vouchers" in an ad is itself a violation.
Own rentals in the Richmond metro area? List them free on VoucherMatch; tenants here search by ZIP code and voucher type.
Who Administers Section 8 in Richmond
Which authority runs your voucher determines your paperwork, your inspections, and the exact payment standard applied. The largest programs in the Richmond metro area:
- Virginia Housing Development Authority, (804) 584-4764, about 10,000 vouchers
- Richmond Redevelopment and Housing Authority, (804) 780-4200, about 4,300 vouchers
- James City County Office of Housing, (757) 259-5349, about 200 vouchers
Frequently Asked Questions
How much is a 2-bedroom Section 8 voucher worth in Richmond in FY2027? It depends on the ZIP code: HUD's FY2027 Small Area FMRs for 2-bedrooms range from $1,490 (23075) to $2,050 (23233) across the 13 ZIPs in Henrico County, with a median around $1,650. Your PHA's payment standard is set from these figures.
Why does my voucher cover more in some neighborhoods than others? HUD publishes a Small Area FMR for every ZIP code in the metro alongside the single metro-wide FMR. Authorities that have adopted the ZIP-level figures pay different ceilings in different neighborhoods; ask yours which it uses.
Can a Richmond landlord refuse my voucher? No. Refusing an applicant because they pay with a voucher is illegal in Virginia under the Virginia Fair Housing Law (HB 6, 2020).
Do these numbers include utilities? The standards assume rent plus a utility allowance fit within the ceiling. If you pay utilities yourself, the approvable rent drops by the allowance for your unit size. The mechanics are the same ones we cover in our utility allowance guide, with Richmond's own allowance schedules.
Where can I see the number for my exact ZIP? Our Richmond Section 8 guide list payment data ZIP by ZIP, or check HUD's SAFMR lookup and confirm with your housing authority.
Comparing metros? We have the same breakdown for Virginia Beach, and a Virginia Section 8 overview.
Searching in Richmond with a voucher? Browse voucher-friendly listings from landlords who want your business.
Richmond landlord? List your property free. In much of the metro, the voucher pays at or close to market.
VoucherMatch Editorial Team
Every rule, date and dollar amount in this article is checked against the agency document it comes from, and the sources are listed above. How VoucherMatch articles are researched and corrected
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