HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in St. John, U.S. Virgin Islands (FY 2026)
$1,969 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in St. John, and it's the baseline every voucher in St. John is measured against.
2 bedroom FMR
$1,969
FY 2026, utilities included
Payment standard range
$1,772 to $2,166
90% to 110% of FMR
Income to afford 2BR
$78,760
per year, at 30% of income
Rank in U.S. Virgin Islands
1st of 3
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in St. John moves to $2,025. That's up 3%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in St. John actually rent for?
Search any address in St. John for a rent estimate built from nearby comps, with the HUD figure right next to it.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $1,563 | $1,407 to $1,719 | $62,520 | $30.06/hr | +4.6% |
| 1 bedroom | $1,578 | $1,420 to $1,736 | $63,120 | $30.35/hr | -10.0% |
| 2 bedroom | $1,969 | $1,772 to $2,166 | $78,760 | $37.87/hr | -9.6% |
| 3 bedroom | $2,362 | $2,126 to $2,598 | $94,480 | $45.42/hr | -10.0% |
| 4 bedroom | $2,607 | $2,346 to $2,868 | $104,280 | $50.13/hr | -9.7% |
5 to 8 bedrooms (PropMetrics estimates)
HUD stops at four bedrooms. These add 15% of the four-bedroom rent per extra bedroom. It's our estimate, not a HUD number.
| Bedrooms | Estimated FMR | Payment standard |
|---|---|---|
| 5 bedroom Estimate | $2,998 | $2,698 to $3,298 |
| 6 bedroom Estimate | $3,389 | $3,050 to $3,728 |
| 7 bedroom Estimate | $3,780 | $3,402 to $4,158 |
| 8 bedroom Estimate | $4,171 | $3,754 to $4,588 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
HUD sets Fair Market Rent once a year, based on what typical units in the area actually rent for, with utilities folded in. FY 2026 runs October 1, 2025 through September 30, 2026, and in St. John the five published rates run from $1,563 to $2,607, studio through four bedrooms.
St. John is a nonmetro county, so HUD sets its FMR from rents in the county itself rather than a wider metro. The number applies county-wide.
The state median two-bedroom FMR is $1,467. St. John comes in at $1,969, about 34% above that, and ranks 1st of 3 in U.S. Virgin Islands. Against the national median county ($1,018) it's about 93% above. Population is around 4,197.
What a voucher pays here
The FMR isn't the check you'd receive. Your local housing authority turns it into a payment standard, set between 90% and 110% of FMR, so a two-bedroom here lands between $1,772 and $2,166. Subtract about 30% of the tenant's income and that's the housing assistance payment. If you ask more than similar unassisted units rent for, the PHA's rent reasonableness check will push back.
At the standard 30% of income, a household needs about $78,760 a year to afford $1,969 a month. On a 40-hour week that's $38 an hour.
Worked example for a two-bedroom, assuming the rent equals the payment standard. Tenant pays 30% of monthly income, HUD's housing assistance payment covers the rest.
| Monthly household income | Tenant pays (30%) | HAP at 90% ($1,772) | HAP at 100% ($1,969) | HAP at 110% ($2,166) |
|---|---|---|---|---|
| $2,500 | $750 | $1,022 | $1,219 | $1,416 |
| $4,000 | $1,200 | $572 | $769 | $966 |
Rate history
The two-bedroom rate went down 10% from FY 2025 ($2,178) to FY 2026 ($1,969). Since FY 2020 it's up 26% in total, about 3.9% a year. The U.S. Virgin Islands median moved down 9% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $1,061 | $1,258 | $1,563 | $1,948 | $2,117 | — |
| FY 2021 | $1,109 | $1,314 | $1,633 | $2,031 | $2,214 | +4.5% |
| FY 2022 | $1,154 | $1,368 | $1,700 | $2,101 | $2,305 | +4.1% |
| FY 2023 | $1,243 | $1,473 | $1,831 | $2,228 | $2,460 | +7.7% |
| FY 2024 | $1,441 | $1,707 | $2,122 | $2,566 | $2,826 | +15.9% |
| FY 2025 | $1,494 | $1,753 | $2,178 | $2,624 | $2,888 | +2.6% |
| FY 2026 | $1,563 | $1,578 | $1,969 | $2,362 | $2,607 | -9.6% |
| FY 2027 | $1,607 | $1,617 | $2,025 | $2,413 | $2,661 | +2.8% |
Questions people ask
$1,969 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,563 for a studio, $1,578 for one bedroom, $2,362 for three and $2,607 for four.
Tools for this county
Fair Market Rent lookup
Look up any ZIP code's Small Area FMR by bedroom count.
Section 8 rent calculator
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What is Fair Market Rent?
How HUD calculates FMR and what it means for landlords.
Rent affordability calculator
See what income a household needs for a given rent.
What does a rental in St. John actually go for?
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