HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Augusta County, Virginia (FY 2027)
HUD's FY 2027 Fair Market Rent for a two-bedroom in Augusta County is $1,199 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
Two-bedroom FMR
$1,199
-4.9% from FY 2026
Payment standard
$1,079–$1,319
90% to 110% of the FMR, two-bedroom
Income to afford
$47,960
a year, with rent at 30% of income
Rank in Virginia
71st of 133
by two-bedroom FMR, highest first
FY 2027 Fair Market Rents
Payment standard is the 90% to 110% band a housing authority can set. Income needed puts rent at 30% of gross income, and the hourly wage assumes a 40-hour week.
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2026 |
|---|---|---|---|---|---|
| Studio | $1,041 | $937–$1,145 | $41,640 | $20.02/hr | -4.3% |
| 1 bedroom | $1,047 | $942–$1,152 | $41,880 | $20.13/hr | -4.4% |
| 2 bedroom | $1,199 | $1,079–$1,319 | $47,960 | $23.06/hr | -4.9% |
| 3 bedroom | $1,634 | $1,471–$1,797 | $65,360 | $31.42/hr | -5.8% |
| 4 bedroom | $1,798 | $1,618–$1,978 | $71,920 | $34.58/hr | -7.4% |
Five to eight 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 | $2,068 | $1,861–$2,275 |
| 6 bedroom Estimate | $2,337 | $2,103–$2,571 |
| 7 bedroom Estimate | $2,607 | $2,346–$2,868 |
| 8 bedroom Estimate | $2,877 | $2,589–$3,165 |
Source: HUD Office of Policy Development and Research, FY 2027 Fair Market Rents. Rents include utilities. huduser.gov
Market check
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.
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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 $1,079 and $1,319. 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.
$1,199 a month is affordable, by HUD's 30% rule, on an income of roughly $47,960 a year. Put another way, $23 an hour full time.
Worked example for a two-bedroom renting at the payment standard. The tenant pays 30% of monthly income and the voucher covers the rest.
| Monthly household income | Tenant pays (30%) | Voucher pays at 90%$1,079 | Voucher pays at 100%$1,199 | Voucher pays at 110%$1,319 |
|---|---|---|---|---|
| $2,500 | $750 | $329 | $449 | $569 |
| $4,000 | $1,200 | $0 | $0 | $119 |
Rate history
The two-bedroom rate went down 5% from FY 2026 ($1,261) to FY 2027 ($1,199). Since FY 2020 it's up 33% in total, about 4.2% a year. The Virginia median moved up 1% over the same year.
| Fiscal 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 2027In effect | $1,041 | $1,047 | $1,199 | $1,634 | $1,798 | -4.9% |
About this rate
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 2027 that's October 1, 2026 through September 30, 2027. In Augusta, that runs from $1,041 for a studio up to $1,798 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 $1,199 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 71st for two-bedroom FMR. That's about 5% below the state median of $1,262 and about 13% above the national median county at $1,063. About 78,033 people live here, 28th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,140 in 22843 (Mount Solon) and $1,800 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 | $1,140 | -4.9% |
| 22939 | Fishersville | $1,800 | +50.1% |
| 22952 | Lyndhurst | $1,650 | +37.6% |
| 24411 | Augusta Springs | $1,140 | -4.9% |
| 24421 | Churchville | $1,330 | +10.9% |
| 24430 | Craigsville | $1,140 | -4.9% |
| 24431 | Crimora | $1,170 | -2.4% |
| 24432 | Deerfield | $1,200 | +0.1% |
| 24437 | Fort Defiance | $1,140 | -4.9% |
| 24440 | Greenville | $1,280 | +6.8% |
| 24459 | Middlebrook | $1,220 | +1.8% |
| 24463 | Mint Spring | $1,280 | +6.8% |
| 24467 | Mount Sidney | $1,140 | -4.9% |
| 24469 | New Hope | $1,280 | +6.8% |
| 24476 | Steeles Tavern | $1,280 | +6.8% |
| 24477 | Stuarts Draft | $1,360 | +13.4% |
| 24479 | Swoope | $1,220 | +1.8% |
| 24482 | Verona | $1,290 | +7.6% |
| 24485 | West Augusta | $1,280 | +6.8% |
| 24486 | Weyers Cave | $1,190 | -0.8% |
Counties sharing the Staunton-Stuarts Draft metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,199 two-bedroom figure as Augusta.
Nearby counties
Two-bedroom FMR, with how each compares to Augusta.
Staunton city
3 mi · 25,948 people
$1,199
same rate
Waynesboro city
12 mi · 22,841 people
$1,199
same rate
Harrisonburg city
24 mi · 51,392 people
$1,264
+5%
Rockbridge County
27 mi · 22,531 people
$1,057
-12%
Rockingham County
27 mi · 85,600 people
$1,264
+5%
Highland County
28 mi · 2,296 people
$943
-21%
Nelson County
29 mi · 14,732 people
$1,642
+37%
Albemarle County
30 mi · 114,919 people
$1,642
+37%
Questions people ask
$1,199 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,041 for a studio, $1,047 for one bedroom, $1,634 for three and $1,798 for four.
Tools for this county
Fair Market Rent lookup
Any ZIP code's Small Area FMR by bedroom count
Section 8 rent calculator
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
The 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. Free to start, no card.
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