Section 8 Rent Limits in Virginia for FY2027: Fair Market Rent for Every County
What Section 8 pays in Virginia depends on the county. HUD sets a Fair Market Rent for each of the state's 133 counties (grouped into 20 metro and non-metro FMR areas), and every housing authority in Virginia builds its payment standard from that figure. For fiscal year 2027, the 2-bedroom FMR runs from $943 in Alleghany County to $2,438 in Stafford County, more than double. The statewide median county sits at $1,262.
Year over year, 79 of the 133 counties with figures in both years went up and 54 went down. Botetourt County had the biggest jump, $1,254 to $1,464 (+16.7%). Albemarle County took the biggest cut, $1,824 to $1,642 (-10.0%). Two metros in Virginia are on HUD's mandatory Small Area FMR list (Virginia Beach-Norfolk-Newport News, VA-NC; Washington-Arlington-Alexandria, DC-VA-MD), where the limit is set ZIP code by ZIP code instead of by county; the county figure there is only an average.
How the number becomes your rent limit. The FMR is HUD's estimate of the 40th-percentile gross rent (rent plus utilities) for a modest unit in the area. Your housing authority publishes a payment standard for each bedroom size, between 90% and 110% of the FMR. You pay roughly 30% of adjusted monthly income; the voucher covers the rest up to the payment standard. If the unit's gross rent is above the standard, you pay the difference, but a new lease cannot leave your share above 40% of income.
FY2027 Fair Market Rents by Metro Area in Virginia
HUD groups counties into FMR areas; a metro's figure applies to every county inside it. "ZIP-level" marks mandatory Small Area FMR metros.
| FMR area | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2 BR vs FY2026 |
|---|---|---|---|---|---|---|
| Blacksburg-Christiansburg-Radford, VA | $1,043 | $1,050 | $1,340 | $1,783 | $2,048 | +5.4% |
| Charlottesville, VA | $1,279 | $1,442 | $1,642 | $1,997 | $2,458 | -10.0% |
| Culpeper County, VA | $1,292 | $1,299 | $1,596 | $2,187 | $2,195 | +12.2% |
| Floyd County, VA | $828 | $833 | $1,090 | $1,299 | $1,440 | -0.4% |
| Franklin County, VA | $949 | $987 | $1,080 | $1,495 | $1,805 | +14.4% |
| Giles County, VA | $781 | $918 | $999 | $1,190 | $1,546 | +1.5% |
| Harrisonburg, VA | $1,038 | $1,044 | $1,264 | $1,728 | $2,034 | -4.4% |
| King and Queen County, VA | $1,032 | $1,075 | $1,170 | $1,435 | $1,771 | -6.4% |
| Kingsport-Bristol, TN-VA | $760 | $845 | $1,091 | $1,375 | $1,465 | +4.5% |
| Lynchburg, VA | $965 | $971 | $1,117 | $1,547 | $1,678 | -5.9% |
| Pulaski County, VA | $744 | $873 | $952 | $1,267 | $1,591 | +3.4% |
| Rappahannock County, VA | $1,355 | $1,428 | $1,555 | $1,853 | $2,331 | +13.1% |
| Richmond, VA | $1,456 | $1,517 | $1,651 | $2,039 | $2,499 | -0.2% |
| Roanoke, VA | $1,186 | $1,250 | $1,464 | $2,022 | $2,447 | +16.7% |
| Staunton-Stuarts Draft, VA | $1,041 | $1,047 | $1,199 | $1,634 | $1,798 | -4.9% |
| Surry County, VA | $938 | $952 | $1,064 | $1,473 | $1,778 | +2.4% |
| Virginia Beach-Norfolk-Newport News, VA-NC (ZIP-level) | $1,470 | $1,488 | $1,667 | $2,298 | $2,710 | -2.7% |
| Warren County, VA | $1,063 | $1,108 | $1,449 | $1,930 | $2,392 | +10.2% |
| Washington-Arlington-Alexandria, DC-VA-MD (ZIP-level) | $2,111 | $2,204 | $2,438 | $3,107 | $3,658 | +8.5% |
| Winchester, VA-WV | $1,066 | $1,180 | $1,505 | $1,895 | $2,516 | -4.3% |
FY2027 Fair Market Rents for Every County in Virginia
All 133 counties, alphabetical. Studio figures are in the metro table above.
| County | 1 BR | 2 BR | 3 BR | 4 BR | 2 BR vs FY2026 |
|---|---|---|---|---|---|
| Accomack County | $882 | $1,110 | $1,370 | $1,528 | +5.3% |
| Albemarle County | $1,442 | $1,642 | $1,997 | $2,458 | -10.0% |
| Alexandria city | $2,204 | $2,438 | $3,107 | $3,658 | +8.5% |
| Alleghany County | $790 | $943 | $1,246 | $1,389 | +3.2% |
| Amelia County | $1,517 | $1,651 | $2,039 | $2,499 | -0.2% |
| Amherst County | $971 | $1,117 | $1,547 | $1,678 | -5.9% |
| Appomattox County | $971 | $1,117 | $1,547 | $1,678 | -5.9% |
| Arlington County | $2,204 | $2,438 | $3,107 | $3,658 | +8.5% |
| Augusta County | $1,047 | $1,199 | $1,634 | $1,798 | -4.9% |
| Bath County | $835 | $1,010 | $1,203 | $1,563 | +3.4% |
| Bedford County | $971 | $1,117 | $1,547 | $1,678 | -5.9% |
| Bland County | $779 | $943 | $1,306 | $1,460 | +3.2% |
| Botetourt County | $1,250 | $1,464 | $2,022 | $2,447 | +16.7% |
| Bristol city | $845 | $1,091 | $1,375 | $1,465 | +4.5% |
| Brunswick County | $779 | $943 | $1,306 | $1,438 | +3.2% |
| Buchanan County | $866 | $943 | $1,306 | $1,506 | +3.2% |
| Buckingham County | $866 | $943 | $1,306 | $1,480 | -1.7% |
| Buena Vista city | $971 | $1,057 | $1,464 | $1,767 | +5.2% |
| Campbell County | $971 | $1,117 | $1,547 | $1,678 | -5.9% |
| Caroline County | $1,028 | $1,244 | $1,723 | $2,079 | -0.2% |
| Carroll County | $803 | $943 | $1,306 | $1,510 | +3.2% |
| Charles City County | $1,517 | $1,651 | $2,039 | $2,499 | -0.2% |
| Charlotte County | $721 | $943 | $1,161 | $1,576 | +3.2% |
| Charlottesville city | $1,442 | $1,642 | $1,997 | $2,458 | -10.0% |
| Chesapeake city | $1,488 | $1,667 | $2,298 | $2,710 | -2.7% |
| Chesterfield County | $1,517 | $1,651 | $2,039 | $2,499 | -0.2% |
| Clarke County | $2,204 | $2,438 | $3,107 | $3,658 | +8.5% |
| Colonial Heights city | $1,517 | $1,651 | $2,039 | $2,499 | -0.2% |
| Covington city | $790 | $943 | $1,246 | $1,389 | +3.2% |
| Craig County | $1,250 | $1,464 | $2,022 | $2,447 | +16.7% |
| Culpeper County | $1,299 | $1,596 | $2,187 | $2,195 | +12.2% |
| Cumberland County | $865 | $1,046 | $1,246 | $1,619 | +4.9% |
| Danville city | $765 | $943 | $1,289 | $1,426 | +3.2% |
| Dickenson County | $779 | $943 | $1,124 | $1,425 | +3.2% |
| Dinwiddie County | $1,517 | $1,651 | $2,039 | $2,499 | -0.2% |
| Emporia city | $838 | $1,018 | $1,410 | $1,702 | +1.7% |
| Essex County | $942 | $1,155 | $1,396 | $1,653 | +3.8% |
| Fairfax city | $2,204 | $2,438 | $3,107 | $3,658 | +8.5% |
| Fairfax County | $2,204 | $2,438 | $3,107 | $3,658 | +8.5% |
| Falls Church city | $2,204 | $2,438 | $3,107 | $3,658 | +8.5% |
| Fauquier County | $2,204 | $2,438 | $3,107 | $3,658 | +8.5% |
| Floyd County | $833 | $1,090 | $1,299 | $1,440 | -0.4% |
| Fluvanna County | $1,442 | $1,642 | $1,997 | $2,458 | -10.0% |
| Franklin city | $897 | $1,032 | $1,392 | $1,725 | -1.8% |
| Franklin County | $987 | $1,080 | $1,495 | $1,805 | +14.4% |
| Frederick County | $1,180 | $1,505 | $1,895 | $2,516 | -4.3% |
| Fredericksburg city | $2,204 | $2,438 | $3,107 | $3,658 | +8.5% |
| Galax city | $803 | $943 | $1,306 | $1,510 | +3.2% |
| Giles County | $918 | $999 | $1,190 | $1,546 | +1.5% |
| Gloucester County | $1,488 | $1,667 | $2,298 | $2,710 | -2.7% |
| Goochland County | $1,517 | $1,651 | $2,039 | $2,499 | -0.2% |
| Grayson County | $866 | $943 | $1,271 | $1,276 | +3.2% |
| Greene County | $1,442 | $1,642 | $1,997 | $2,458 | -10.0% |
| Greensville County | $838 | $1,018 | $1,410 | $1,702 | +1.7% |
| Halifax County | $814 | $943 | $1,230 | $1,486 | +3.2% |
| Hampton city | $1,488 | $1,667 | $2,298 | $2,710 | -2.7% |
| Hanover County | $1,517 | $1,651 | $2,039 | $2,499 | -0.2% |
| Harrisonburg city | $1,044 | $1,264 | $1,728 | $2,034 | -4.4% |
| Henrico County | $1,517 | $1,651 | $2,039 | $2,499 | -0.2% |
| Henry County | $767 | $943 | $1,144 | $1,321 | +3.2% |
| Highland County | $779 | $943 | $1,233 | $1,460 | +3.2% |
| Hopewell city | $1,517 | $1,651 | $2,039 | $2,499 | -0.2% |
| Isle of Wight County | $1,488 | $1,667 | $2,298 | $2,710 | -2.7% |
| James City County | $1,488 | $1,667 | $2,298 | $2,710 | -2.7% |
| King and Queen County | $1,075 | $1,170 | $1,435 | $1,771 | -6.4% |
| King George County | $1,271 | $1,520 | $2,105 | $2,541 | +3.5% |
| King William County | $1,517 | $1,651 | $2,039 | $2,499 | -0.2% |
| Lancaster County | $834 | $1,091 | $1,501 | $1,824 | +3.7% |
| Lee County | $721 | $943 | $1,294 | $1,325 | +3.2% |
| Lexington city | $971 | $1,057 | $1,464 | $1,767 | +5.2% |
| Loudoun County | $2,204 | $2,438 | $3,107 | $3,658 | +8.5% |
| Louisa County | $1,186 | $1,291 | $1,788 | $1,998 | +3.5% |
| Lunenburg County | $866 | $943 | $1,204 | $1,337 | +3.2% |
| Lynchburg city | $971 | $1,117 | $1,547 | $1,678 | -5.9% |
| Madison County | $1,041 | $1,133 | $1,515 | $1,754 | +6.3% |
| Manassas city | $2,204 | $2,438 | $3,107 | $3,658 | +8.5% |
| Manassas Park city | $2,204 | $2,438 | $3,107 | $3,658 | +8.5% |
| Martinsville city | $767 | $943 | $1,144 | $1,321 | +3.2% |
| Mathews County | $1,488 | $1,667 | $2,298 | $2,710 | -2.7% |
| Mecklenburg County | $734 | $960 | $1,268 | $1,273 | +1.1% |
| Middlesex County | $1,041 | $1,259 | $1,500 | $1,949 | -2.5% |
| Montgomery County | $1,050 | $1,340 | $1,783 | $2,048 | +5.4% |
| Nelson County | $1,442 | $1,642 | $1,997 | $2,458 | -10.0% |
| New Kent County | $1,517 | $1,651 | $2,039 | $2,499 | -0.2% |
| Newport News city | $1,488 | $1,667 | $2,298 | $2,710 | -2.7% |
| Norfolk city | $1,488 | $1,667 | $2,298 | $2,710 | -2.7% |
| Northampton County | $758 | $992 | $1,356 | $1,658 | +4.5% |
| Northumberland County | $1,142 | $1,382 | $1,647 | $2,139 | +5.6% |
| Norton city | $722 | $943 | $1,262 | $1,460 | +3.2% |
| Nottoway County | $784 | $1,026 | $1,421 | $1,703 | +5.2% |
| Orange County | $1,043 | $1,262 | $1,747 | $1,953 | +2.3% |
| Page County | $875 | $953 | $1,181 | $1,593 | +3.1% |
| Patrick County | $760 | $943 | $1,208 | $1,460 | +3.2% |
| Petersburg city | $1,517 | $1,651 | $2,039 | $2,499 | -0.2% |
| Pittsylvania County | $765 | $943 | $1,289 | $1,426 | +3.2% |
| Poquoson city | $1,488 | $1,667 | $2,298 | $2,710 | -2.7% |
| Portsmouth city | $1,488 | $1,667 | $2,298 | $2,710 | -2.7% |
| Powhatan County | $1,517 | $1,651 | $2,039 | $2,499 | -0.2% |
| Prince Edward County | $949 | $1,126 | $1,342 | $1,480 | +2.9% |
| Prince George County | $1,517 | $1,651 | $2,039 | $2,499 | -0.2% |
| Prince William County | $2,204 | $2,438 | $3,107 | $3,658 | +8.5% |
| Pulaski County | $873 | $952 | $1,267 | $1,591 | +3.4% |
| Radford city | $1,050 | $1,340 | $1,783 | $2,048 | +5.4% |
| Rappahannock County | $1,428 | $1,555 | $1,853 | $2,331 | +13.1% |
| Richmond city | $1,517 | $1,651 | $2,039 | $2,499 | -0.2% |
| Richmond County | $907 | $1,187 | $1,526 | $1,643 | +2.6% |
| Roanoke city | $1,250 | $1,464 | $2,022 | $2,447 | +16.7% |
| Roanoke County | $1,250 | $1,464 | $2,022 | $2,447 | +16.7% |
| Rockbridge County | $971 | $1,057 | $1,464 | $1,767 | +5.2% |
| Rockingham County | $1,044 | $1,264 | $1,728 | $2,034 | -4.4% |
| Russell County | $765 | $943 | $1,212 | $1,406 | +3.2% |
| Salem city | $1,250 | $1,464 | $2,022 | $2,447 | +16.7% |
| Scott County | $845 | $1,091 | $1,375 | $1,465 | +4.5% |
| Shenandoah County | $943 | $1,172 | $1,452 | $1,897 | +7.4% |
| Smyth County | $741 | $943 | $1,171 | $1,460 | +3.2% |
| Southampton County | $897 | $1,032 | $1,392 | $1,725 | -1.8% |
| Spotsylvania County | $2,204 | $2,438 | $3,107 | $3,658 | +8.5% |
| Stafford County | $2,204 | $2,438 | $3,107 | $3,658 | +8.5% |
| Staunton city | $1,047 | $1,199 | $1,634 | $1,798 | -4.9% |
| Suffolk city | $1,488 | $1,667 | $2,298 | $2,710 | -2.7% |
| Surry County | $952 | $1,064 | $1,473 | $1,778 | +2.4% |
| Sussex County | $1,517 | $1,651 | $2,039 | $2,499 | -0.2% |
| Tazewell County | $798 | $943 | $1,154 | $1,266 | +3.2% |
| Virginia Beach city | $1,488 | $1,667 | $2,298 | $2,710 | -2.7% |
| Warren County | $1,108 | $1,449 | $1,930 | $2,392 | +10.2% |
| Washington County | $845 | $1,091 | $1,375 | $1,465 | +4.5% |
| Waynesboro city | $1,047 | $1,199 | $1,634 | $1,798 | -4.9% |
| Westmoreland County | $952 | $1,245 | $1,678 | $1,995 | +4.3% |
| Williamsburg city | $1,488 | $1,667 | $2,298 | $2,710 | -2.7% |
| Winchester city | $1,180 | $1,505 | $1,895 | $2,516 | -4.3% |
| Wise County | $722 | $943 | $1,262 | $1,460 | +3.2% |
| Wythe County | $846 | $943 | $1,290 | $1,460 | +3.2% |
| York County | $1,488 | $1,667 | $2,298 | $2,710 | -2.7% |
Where the Limit Moved Most From FY2026 to FY2027
Biggest increases (2-bedroom):
| County | FY2026 | FY2027 | Change |
|---|---|---|---|
| Botetourt County | $1,254 | $1,464 | +16.7% |
| Craig County | $1,254 | $1,464 | +16.7% |
| Roanoke city | $1,254 | $1,464 | +16.7% |
| Roanoke County | $1,254 | $1,464 | +16.7% |
| Salem city | $1,254 | $1,464 | +16.7% |
Biggest cuts (2-bedroom):
| County | FY2026 | FY2027 | Change |
|---|---|---|---|
| Albemarle County | $1,824 | $1,642 | -10.0% |
| Charlottesville city | $1,824 | $1,642 | -10.0% |
| Fluvanna County | $1,824 | $1,642 | -10.0% |
| Greene County | $1,824 | $1,642 | -10.0% |
| Nelson County | $1,824 | $1,642 | -10.0% |
HUD caps a one-year decrease at 10%, so a county showing exactly -10.0% hit the floor. A lower FMR does not change an existing lease; it narrows the band for new leases and rent increases, and a reduced payment standard reaches a family already housed only at its second annual reexamination after the change.
Where a Voucher Beats the Market in Virginia
Comparing HUD's 2-bedroom limit to Zillow's observed rent in the same ZIP code shows where a voucher actually stretches. No Virginia metro with enough data has a positive median: Washington-Arlington-Alexandria comes closest, with the typical ZIP's limit -6.6% against market rent and 34% of its ZIPs above the going rent; Richmond is the hardest at -7.3%. "Median premium" is the typical ZIP's rent limit minus market rent, as a percent of market rent.
| Metro | ZIPs with data | Median premium | ZIPs above market |
|---|---|---|---|
| Washington-Arlington-Alexandria, DC-VA-MD-WV | 95 | -6.6% | 34% |
| Virginia Beach-Norfolk-Newport News, VA-NC | 53 | -6.8% | 34% |
| Richmond, VA | 38 | -7.3% | 29% |
Even where the median is negative, the ZIPs above market are where voucher tenants and landlords match fastest. The national ranking is in our voucher-vs-market analysis.
The Largest Housing Authorities in Virginia
Which authority issued your voucher decides which payment standard applies. The biggest programs in the state:
- Virginia Housing Development Authority (Richmond), about 10,000 vouchers, (804) 584-4764
- Norfolk Redevelopment and Housing Authority (Norfolk), about 5,500 vouchers, (757) 623-1111
- Fairfax County Redevelopment and Housing Authority (Fairfax), about 5,300 vouchers, (703) 246-5000, fairfaxcounty.gov (waitlist reported closed, details)
- Richmond Redevelopment and Housing Authority (Richmond), about 4,300 vouchers, (804) 780-4200
- Hampton Redevelopment and Housing Authority (Hampton), about 3,300 vouchers, (757) 727-6337
- Newport News Redevelopment and Housng Authority (Newport News), about 3,100 vouchers, (757) 928-2620
- Portsmouth Redevelopment and Housing Authority (Portsmouth), about 2,700 vouchers, (757) 399-5261
- Roanoke Redevelopment and Housing Authority (Roanoke), about 2,600 vouchers, (540) 983-9283
Can a Landlord Refuse a Voucher in Virginia?
No. Virginia protects source of income statewide (Virginia Fair Housing Law (HB 6, 2020)), so refusing an applicant because they pay with a voucher is illegal anywhere in the state.
Frequently Asked Questions
How much does Section 8 pay in Virginia? It depends on the county. HUD's FY2027 2-bedroom Fair Market Rent runs from $943 in Alleghany County to $2,438 in Stafford County, with a median county of $1,262. Your housing authority's payment standard is 90% to 110% of the figure for your county, and the voucher pays that standard minus about 30% of your adjusted income.
Which Virginia county has the highest Section 8 rent limit? Stafford County, at $2,438 for a 2-bedroom ($3,107 for a 3-bedroom) in FY2027. The lowest is Alleghany County at $943.
Did Section 8 rent limits go up in Virginia for FY2027? Mostly yes: the 2-bedroom figure rose in 79 counties, fell in 54, and held in 0. The biggest increase was Botetourt County (+16.7%). The biggest cut was Albemarle County (-10.0%).
Can a landlord refuse Section 8 in Virginia? No. Virginia protects source of income statewide (Virginia Fair Housing Law (HB 6, 2020)), so refusing an applicant because they pay with a voucher is illegal anywhere in the state.
Where is my housing authority's actual payment standard? On the authority's website, usually a one-page PDF updated each fall, or by calling its Housing Choice Voucher office. The largest Virginia authorities are listed above with phone numbers.
See also our Virginia Section 8 overview; metro guides for Virginia Beach, Richmond; the national 2-bedroom table for the 40 largest metros; HUD's FY2027 FMR dataset.
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Holding a voucher in Virginia? Browse voucher-friendly listings by ZIP code and bedroom size.
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