HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Augusta County, Virginia (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Augusta County is $1,261 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,261
FY 2026, utilities included
Payment standard range
$1,135 to $1,387
90% to 110% of FMR
Income to afford 2BR
$50,440
per year, at 30% of income
Rank in Virginia
62nd of 133
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Augusta moves to $1,199. That's down 5%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Augusta actually rent for?
Search any address in Augusta 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 | $1,088 | $979 to $1,197 | $43,520 | $20.92/hr | -1.7% |
| 1 bedroom | $1,095 | $986 to $1,205 | $43,800 | $21.06/hr | -1.7% |
| 2 bedroom | $1,261 | $1,135 to $1,387 | $50,440 | $24.25/hr | -1.6% |
| 3 bedroom | $1,734 | $1,561 to $1,907 | $69,360 | $33.35/hr | -3.5% |
| 4 bedroom | $1,941 | $1,747 to $2,135 | $77,640 | $37.33/hr | -7.2% |
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 | $2,232 | $2,009 to $2,455 |
| 6 bedroom Estimate | $2,523 | $2,271 to $2,775 |
| 7 bedroom Estimate | $2,814 | $2,533 to $3,095 |
| 8 bedroom Estimate | $3,106 | $2,795 to $3,417 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
Fair Market Rent is HUD's estimate of what a modest, decent unit rents for in an area, utilities included. It's set once a year and runs October to September. For FY 2026 that's October 1, 2025 through September 30, 2026. In Augusta, that runs from $1,088 for a studio up to $1,941 for four bedrooms, all five rates in the table above.
This is a metro rate. The county doesn't get one of its own. HUD lumps Augusta in with 2 other counties in the Staunton-Stuarts Draft metro, Staunton city, Waynesboro city among them, and every one of them gets $1,261 for a two-bedroom. Where you are inside the metro doesn't change the county number. It does change the ZIP number, covered below.
Among Virginia's 133 counties, Augusta ranks 62nd for two-bedroom FMR. That's within a couple percent of the state median of $1,254 and about 24% above the national median county at $1,018. About 77,433 people live here, 28th in the state.
Counties sharing the Staunton-Stuarts Draft metro rate
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,160 in 22843 (Mount Solon) and $1,890 in 22939 (Fishersville), with the 20 ZIP codes in between. Housing authorities in HUD-designated metros use those ZIP rates instead of the county rate. Everywhere else the ZIP numbers show where rents actually sit, and the county rate stays the official standard.
| ZIP | City | 2BR rate | vs county |
|---|---|---|---|
| 22843 | Mount Solon | $1,160 | -8.0% |
| 22939 | Fishersville | $1,890 | +49.9% |
| 22952 | Lyndhurst | $1,560 | +23.7% |
| 24411 | Augusta Springs | $1,160 | -8.0% |
| 24421 | Churchville | $1,350 | +7.1% |
| 24430 | Craigsville | $1,160 | -8.0% |
| 24431 | Crimora | $1,300 | +3.1% |
| 24432 | Deerfield | $1,330 | +5.5% |
| 24437 | Fort Defiance | $1,160 | -8.0% |
| 24440 | Greenville | $1,330 | +5.5% |
| 24459 | Middlebrook | $1,330 | +5.5% |
| 24463 | Mint Spring | $1,330 | +5.5% |
| 24467 | Mount Sidney | $1,170 | -7.2% |
| 24469 | New Hope | $1,330 | +5.5% |
| 24476 | Steeles Tavern | $1,330 | +5.5% |
| 24477 | Stuarts Draft | $1,420 | +12.6% |
| 24479 | Swoope | $1,270 | +0.7% |
| 24482 | Verona | $1,280 | +1.5% |
| 24485 | West Augusta | $1,330 | +5.5% |
| 24486 | Weyers Cave | $1,310 | +3.9% |
What a voucher pays here
The voucher doesn't pay the FMR itself. It pays the payment standard. Housing authorities set it anywhere from 90% to 110% of FMR, which puts a two-bedroom standard in Augusta somewhere between $1,135 and $1,387. The tenant pays roughly 30% of their income, the voucher covers the rest up to the standard, and the PHA won't approve a rent above what comparable unassisted units get.
$1,261 a month is affordable, by HUD's 30% rule, on an income of roughly $50,440 a year. Put another way, $24 an hour full time.
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% ($1,135) | HAP at 100% ($1,261) | HAP at 110% ($1,387) |
|---|---|---|---|---|
| $2,500 | $750 | $385 | $511 | $637 |
| $4,000 | $1,200 | $0 | $61 | $187 |
Rate history
The two-bedroom rate went down 2% from FY 2025 ($1,282) to FY 2026 ($1,261). Since FY 2020 it's up 40% in total, about 5.8% a year. The Virginia median moved up 5% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $678 | $683 | $899 | $1,222 | $1,285 | — |
| FY 2021 | $690 | $695 | $910 | $1,239 | $1,416 | +1.2% |
| FY 2022 | $729 | $734 | $917 | $1,255 | $1,531 | +0.8% |
| FY 2023 | $824 | $829 | $989 | $1,380 | $1,685 | +7.9% |
| FY 2024 | $981 | $987 | $1,149 | $1,616 | $1,922 | +16.2% |
| FY 2025 | $1,107 | $1,114 | $1,282 | $1,796 | $2,092 | +11.6% |
| FY 2026 | $1,088 | $1,095 | $1,261 | $1,734 | $1,941 | -1.6% |
| FY 2027 | $1,041 | $1,047 | $1,199 | $1,634 | $1,798 | -4.9% |
Nearby counties
Staunton city
$1,2613 mi · pop 25,581
Waynesboro city
$1,26112 mi · pop 22,341
Harrisonburg city
$1,32224 mi · pop 51,784
Rockbridge County
$1,00527 mi · pop 22,673
Rockingham County
$1,32227 mi · pop 83,905
Highland County
$91428 mi · pop 2,247
Nelson County
$1,82429 mi · pop 14,773
Albemarle County
$1,82430 mi · pop 112,513
Questions people ask
$1,261 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,088 for a studio, $1,095 for one bedroom, $1,734 for three and $1,941 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
Work out the payment standard and tenant share for a specific rent.
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 Augusta actually go for?
HUD's number is one input. Search any address in Augusta for a rent estimate built from nearby comps. 3 free searches, no card.
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