Section 8 Rent in ZIP 23188
FY2027 Small Area Fair Market Rent for ZIP 23188 in James City County, Virginia: HUD rent benchmarks by bedroom size, an illustrative percentage range, the housing authorities that administer vouchers here, and whether a landlord can legally decline a voucher in Virginia.
What does the HUD rent benchmark measure in ZIP 23188?
HUD's Fair Market Rents estimate 40th-percentile gross rents for standard-quality units occupied by recent movers. Small Area FMRs provide ZIP-level estimates. These are not arithmetic average asking rents or approved voucher payments. For FY2027, that benchmark is $1,580 for a one-bedroom and $1,770 for a two-bedroom in ZIP 23188. Actual asking rents and adopted agency payment standards can differ. The full HUD benchmark table is above.
What changed from FY2026 to FY2027 in ZIP 23188
HUD's two-bedroom Small Area Fair Market Rent for ZIP 23188 fell from $1,810 in FY2026 to $1,770 in FY2027, a change of -$40 a month (-2.2%). FY2027 figures took effect on October 1, 2026.
| Bedrooms | FY2026 | FY2027 | Change |
|---|---|---|---|
| Efficiency (studio) | $1,580 | $1,560 | -$20 (-1.3%) |
| 1-bedroom | $1,600 | $1,580 | -$20 (-1.2%) |
| 2-bedroom | $1,810 | $1,770 | -$40 (-2.2%) |
| 3-bedroom | $2,510 | $2,440 | -$70 (-2.8%) |
| 4-bedroom | $2,960 | $2,880 | -$80 (-2.7%) |
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 ZIP 23188? Under standard HCV rules, a lower payment standard does not cut your subsidy right away. Moving to Work agencies may use different policies. The housing authority may keep your current payment standard for as long as you stay in the same unit. If it decides to lower it, the reduction cannot start sooner than two years after the decrease takes effect, and only after it sends you the required notice (24 CFR 982.505(c)(3)). Families who are new to the program, or who move to a different unit, get the schedule in effect at that time.
Source: HUD Small Area Fair Market Rents, FY2026 and FY2027, huduser.gov.
Illustration: 90% to 110% of the HUD benchmark (2 BR)
These percentages illustrate the basic payment-standard range, not a verified agency schedule. ZIP-based policies, approved exceptions and Moving to Work rules can differ.
Gross rent includes the applicable allowance for tenant-paid utilities. Ask your administering agency for the adopted standard and household affordability calculation; neither the HUD benchmark nor this illustration is a lease approval.
ZIP vs county FMR (2 BR)
ZIP 23188 at $1,770 is $103 higher than the James City County county-wide 2 BR FMR of $1,667. This is a comparison of HUD benchmarks. It does not establish the agency's adopted standard or the assistance available to a particular household.
Can a landlord refuse Section 8 in ZIP 23188?
No. Virginia law prohibits landlords from refusing a renter because they pay with a Section 8 voucher. That protection applies in ZIP 23188. If you were turned away for having a voucher, that refusal may be illegal.
Virginia Fair Housing Law (HB 6, 2020)
Virginia's HB 6 (2020) added source of income to the list of protected classes under the Virginia Fair Housing Law. Applies statewide to all landlords regardless of unit count. Enforcement via Virginia DPOR / Virginia Fair Housing Office.
View statute →Informational only, not legal advice. Laws change, so verify current status before acting on a rejection or making a leasing decision.
Housing authorities serving James City County
James City County Office of Housing
Williamsburg · PHA code VA041
195 Section 8 units
These agencies are listed for the county. Confirm jurisdiction for the exact address and, if you already have a voucher, which agency will administer the proposed move.
Frequently asked questions
- How much does Section 8 pay for a 2-bedroom in ZIP 23188?
- For ZIP 23188 in James City County, VA, the FY2027 two-bedroom Small Area Fair Market Rent is $1,770 per month. For illustration, 90% to 110% of this HUD benchmark is roughly $1,595 to $1,945. This modeled range is not the agency's adopted schedule. The agency calculates assistance using its applicable standard, household income and unit details; gross rent includes the allowance for tenant-paid utilities.
- What are the FY2027 HUD rent benchmarks for ZIP 23188?
- HUD's FY2027 Small Area Fair Market Rent for ZIP 23188, by bedroom size: studio $1,560, 1-bedroom $1,580, 2-bedroom $1,770, 3-bedroom $2,440, 4-bedroom $2,880. A ZIP benchmark helps compare locations but does not establish what a voucher pays. The administering agency's adopted schedule, program rules and household calculation determine assistance.
- Which housing authority covers ZIP 23188?
- Agencies listed for James City County include James City County Office of Housing. This county directory does not establish jurisdiction for every address. Check the agency on your voucher or application and confirm who would administer assistance at the proposed unit.
Find Section 8 apartments in ZIP 23188
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.
Landlord and investor tools for James City County
RentalCalcsFree calculators and guides from RentalCalcs, built by the VoucherMatch team, for landlords deciding whether to accept vouchers.
- James City 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.
SAFMR data published by HUD for FY2027. ZIP 23188 maps to James City County, VA · FIPS 51095. Investors can run these numbers in the RentalCalcs voucher analyzer.