HUD Fair Market Rents in Wise County (FY2027)
HUD rent benchmarks for FY2027, effective October 1, 2026. These are not adopted housing-authority payment standards or household subsidy amounts. The illustration shows 90% to 110% of FMR; ZIP-based schedules, approved exceptions and Moving to Work rules can differ.
Wise County · FY2027 · dollars per month
- Studio$717
- 1 bedroom$722
- 2 bedrooms$943
- 3 bedrooms$1,262
- 4 bedrooms$1,460
These include utilities. They are HUD benchmarks, not adopted agency payment standards or the amount a voucher pays.
HUD FY2027 rent data. The table provides the same values.
| Bedrooms | FMR | Illustration: 90% to 110% of FMR |
|---|---|---|
| Efficiency (studio) | $717 | $645 to $789 |
| 1-bedroom | $722 | $650 to $794 |
| 2-bedroom | $943 | $849 to $1,037 |
| 3-bedroom | $1,262 | $1,136 to $1,388 |
| 4-bedroom | $1,460 | $1,314 to $1,606 |
The two-bedroom HUD benchmark for Wise County is $943. Multiplying by 90% and 110% gives $849 to $1,037, not an approval range. Gross rent includes the applicable allowance for tenant-paid utilities. Your agency must calculate assistance using its adopted standard, your household and the proposed unit.
What changed from FY2026 to FY2027 in Wise County
HUD's two-bedroom Fair Market Rent for Wise County, VA rose from $914 in FY2026 to $943 in FY2027, a change of +$29 a month (+3.2%). FY2027 figures took effect on October 1, 2026.
| Bedrooms | FY2026 | FY2027 | Change |
|---|---|---|---|
| Efficiency (studio) | $692 | $717 | +$25 (+3.6%) |
| 1-bedroom | $697 | $722 | +$25 (+3.6%) |
| 2-bedroom | $914 | $943 | +$29 (+3.2%) |
| 3-bedroom | $1,205 | $1,262 | +$57 (+4.7%) |
| 4-bedroom | $1,429 | $1,460 | +$31 (+2.2%) |
The FMR is not what the voucher pays. Each housing authority sets its own payment standard. The basic range is 90% to 110% of the applicable FMR or SAFMR, with exceptions and Moving to Work policies that may differ. A HUD effective date is not a household rent-change notice. Confirm the adopted schedule and its application to your lease or reexamination with your agency.
Already renting with a voucher in Wise County? Under standard HCV rules, once the housing authority raises its payment standard, the higher amount must be used for your subsidy no later than the earliest of three dates: a rent increase that would raise your share, your next regular or interim reexamination, or one year after the increase took effect (24 CFR 982.505(c)(4)). Confirm any applicable Moving to Work policy with your agency.
Landlords: a higher FMR does not raise a contract rent by itself. You still request the increase from the housing authority, and the new rent has to pass its rent reasonableness review against comparable unassisted units.
Source: HUD Fair Market Rents, FY2026 and FY2027, huduser.gov.
Section 8 income limits in Wise County (FY2026)
To qualify for a Housing Choice Voucher, a household's gross annual income generally has to be at or below the very low income limit for its size. In Wise County that is $39,950 a year for a family of four, about $3,320 a month before taxes. HUD's area median family income here is $64,500.
Swipe or scroll the table to see all three income columns.
| Household size | Extremely low | Very low (50%) | Low (80%) |
|---|---|---|---|
| 1 person | $16,800 | $28,000 | $44,750 |
| 2 people | $21,640 | $32,000 | $51,150 |
| 3 people | $27,320 | $36,000 | $57,550 |
| 4 people | $33,000 | $39,950 | $63,900 |
| 5 people | $38,680 | $43,150 | $69,050 |
| 6 people | $44,360 | $46,350 | $74,150 |
| 7 people | $49,550 | $49,550 | $79,250 |
| 8 people | $52,750 | $52,750 | $84,350 |
Which column applies to you. The middle column is the eligibility line for most applicants (24 CFR 982.201). The low income column only applies in special cases, such as families already receiving federal housing assistance. Federal rules generally require at least 75% of admissions from the waiting list each year to be extremely low income families. This does not predict selection or waiting time. For a family of four here, that threshold is $33,000 or less.
Income is counted before taxes and covers the whole household. The housing authority verifies it when your name is reached on the waiting list, so what counts is your income at that point. Being under the income limit is only one part of eligibility and does not guarantee admission.
Compare your household income with Section 8 limits and see how monthly income becomes an annual estimate.
Source: HUD FY2026 Section 8 Income Limits for the Wise County-Norton city, VA HUD Nonmetro FMR Area, huduser.gov.
Can a landlord refuse Section 8 in Wise County?
Virginia has source-of-income protections for covered housing in Wise County. Coverage, property exemptions and current court decisions matter; a voucher refusal may be unlawful. Check the source and coverage notes below or ask the civil-rights agency or legal aid about the property.
Virginia Fair Housing Law, Va. Code §§ 36-96.1:1, 36-96.2, 36-96.3 (source of funds)
'Source of funds' covers any governmental or private assistance, benefit or subsidy program. File with the Virginia Fair Housing Office. Coverage exceptions: Owners of four or fewer rental units in Virginia are exempt (unless holding more than a 10% interest in more than four), and a landlord may deny if the voucher is not approved within 15 days of the tenancy-approval request.
View statute →Informational only, not legal advice. Laws change, so verify current status before acting on a rejection or making a leasing decision.
Landlord and investor tools for Wise County
RentalCalcsFree calculators and guides from RentalCalcs, built by the VoucherMatch team, for landlords deciding whether to accept vouchers.
- Wise County rental market dataRents, home prices, cap rates and cash flow estimates for investors.
- Section 8 rent analyzerHUD rent benchmarks and modeled comparisons for Virginia ZIP codes. Confirm adopted amounts with the agency.
- Compare HUD benchmarks with market rent in VirginiaExplore modeled ZIP comparisons; these do not establish an approved rent or agency payment.
- Average rent in VirginiaMarket rent versus HUD fair market rent by city and bedroom count.
- How Section 8 rent is calculatedFair market rent, payment standards and rent reasonableness, step by step.
- Section 8 landlord math for 2026What the payment standard changes mean for cash flow this year.
Housing authorities serving Wise County
Each PHA sets its own payment standard, runs its own waitlist, and does its own inspections. Confirm the administering agency on your voucher and whether it can serve the proposed address; a ZIP code alone does not settle jurisdiction or portability.
Wise County Redevelopment & Housing Authority
Coeburn · PHA code VA024
751 Section 8 unitsBig Stone Gap Redevelopment and Housing Auth.
Big Stone Gap · PHA code VA038
166 Section 8 units
Frequently asked questions
- What is the income limit for Section 8 in Wise County?
- For FY2026, the very low income screening threshold in Wise County, VA is $28,000 for one person, $32,000 for two, $36,000 for three and $39,950 for a family of four. Limits vary by household size. The agency also checks other eligibility requirements and any applicable exceptions.
- What counts as extremely low income in Wise County?
- HUD's FY2026 extremely low income limit in Wise County is $16,800 for one person and $33,000 for a family of four. Housing authorities must give at least 75% of the vouchers they issue from the waiting list each year to families at or below this level.
- How much does Section 8 pay for a 2-bedroom in Wise County?
- The FY2027 two-bedroom Fair Market Rent in Wise County is $943 per month. For illustration, 90% to 110% of the benchmark is roughly $849 to $1,037. This is not a household rent limit. ZIP-based schedules, approved exceptions and Moving to Work rules may differ; ask your agency for its adopted standard and the unit's utility allowance.
- Who runs Section 8 in Wise County?
- Housing Choice Vouchers in Wise County are administered by Wise County Redevelopment & Housing Authority, Big Stone Gap Redevelopment and Housing Auth.. Each authority keeps its own waiting lists and eligibility preferences. Check each official application notice; applying to one agency does not apply to the others.
Find Section 8 apartments in Wise County
VoucherMatch connects voucher holders with landlords who accept Section 8, and it is free for renters. The administering housing authority must approve the actual unit, rent and household assistance calculation.
Nearby Virginia counties
Voucher counts aggregated from HUD PHA jurisdiction data. Population 36,105 · FIPS 51195.