HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Bedford County, Virginia (FY 2027)
A two-bedroom in Bedford County carries a FY 2027 Fair Market Rent of $1,117 a month, effective October 1, 2026 through September 30, 2027. Everything Section 8 pays in Bedford keys off that figure.
Two-bedroom FMR
$1,117
-5.9% from FY 2026
Payment standard
$1,005–$1,229
90% to 110% of the FMR, two-bedroom
Income to afford
$44,680
a year, with rent at 30% of income
Rank in Virginia
82nd 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 | $965 | $869–$1,062 | $38,600 | $18.56/hr | -6.0% |
| 1 bedroom | $971 | $874–$1,068 | $38,840 | $18.67/hr | -6.0% |
| 2 bedroom | $1,117 | $1,005–$1,229 | $44,680 | $21.48/hr | -5.9% |
| 3 bedroom | $1,547 | $1,392–$1,702 | $61,880 | $29.75/hr | -5.4% |
| 4 bedroom | $1,678 | $1,510–$1,846 | $67,120 | $32.27/hr | -4.1% |
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 | $1,930 | $1,737–$2,123 |
| 6 bedroom Estimate | $2,181 | $1,963–$2,399 |
| 7 bedroom Estimate | $2,433 | $2,190–$2,676 |
| 8 bedroom Estimate | $2,685 | $2,417–$2,954 |
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 Bedford actually rent for?
Search any address in Bedford 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 Bedford somewhere between $1,005 and $1,229. 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.
$1,117 a month is affordable, by HUD's 30% rule, on an income of roughly $44,680 a year. Put another way, $21 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%$1,005 | Voucher pays at 100%$1,117 | Voucher pays at 110%$1,229 |
|---|---|---|---|---|
| $2,500 | $750 | $255 | $367 | $479 |
| $4,000 | $1,200 | $0 | $0 | $29 |
Rate history
The two-bedroom rate went down 6% from FY 2026 ($1,187) to FY 2027 ($1,117). Since FY 2020 it's up 36% in total, about 4.5% 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 | $630 | $676 | $821 | $1,106 | $1,339 | — |
| FY 2021 | $633 | $660 | $784 | $1,053 | $1,241 | -4.5% |
| FY 2022 | $742 | $743 | $863 | $1,164 | $1,322 | +10.1% |
| FY 2023 | $805 | $819 | $930 | $1,264 | $1,393 | +7.8% |
| FY 2024 | $948 | $966 | $1,093 | $1,494 | $1,627 | +17.5% |
| FY 2025 | $1,043 | $1,062 | $1,200 | $1,647 | $1,785 | +9.8% |
| FY 2026 | $1,027 | $1,033 | $1,187 | $1,635 | $1,750 | -1.1% |
| FY 2027In effect | $965 | $971 | $1,117 | $1,547 | $1,678 | -5.9% |
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 Bedford, that runs from $965 for a studio up to $1,678 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 Bedford in with 4 other counties in the Lynchburg metro, Lynchburg city, Campbell County, Amherst County among them, and every one of them gets $1,117 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, Bedford ranks 82nd for two-bedroom FMR. That's about 11% below the state median of $1,262 and about 5% above the national median county at $1,063. About 80,894 people live here, 26th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,070 in 24095 (Goodview) and $1,460 in 24122 (Montvale), with the 12 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 |
|---|---|---|---|
| 24095 | Goodview | $1,070 | -4.2% |
| 24101 | Hardy | $1,240 | +11.0% |
| 24104 | Huddleston | $1,070 | -4.2% |
| 24121 | Moneta | $1,410 | +26.2% |
| 24122 | Montvale | $1,460 | +30.7% |
| 24174 | Thaxton | $1,150 | +3.0% |
| 24178 | Villamont | $1,117County rate | — |
| 24523 | Bedford | $1,070 | -4.2% |
| 24526 | Big Island | $1,070 | -4.2% |
| 24536 | Coleman Falls | $1,120 | +0.3% |
| 24551 | Forest | $1,270 | +13.7% |
| 24556 | Goode | $1,130 | +1.2% |
| 24570 | Lowry | $1,130 | +1.2% |
Counties sharing the Lynchburg metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,117 two-bedroom figure as Bedford.
Nearby counties
Two-bedroom FMR, with how each compares to Bedford.
Botetourt County
21 mi · 34,004 people
$1,464
+31%
Lynchburg city
22 mi · 79,497 people
$1,117
same rate
Roanoke city
22 mi · 98,355 people
$1,464
+31%
Campbell County
25 mi · 55,312 people
$1,117
same rate
Roanoke County
28 mi · 97,023 people
$1,464
+31%
Salem city
28 mi · 25,618 people
$1,464
+31%
Franklin County
29 mi · 55,130 people
$1,080
-3%
Amherst County
30 mi · 31,485 people
$1,117
same rate
Questions people ask
$1,117 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $965 for a studio, $971 for one bedroom, $1,547 for three and $1,678 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 Bedford actually go for?
HUD's number is one input. Search any address in Bedford for a rent estimate built from nearby comps. Free to start, no card.
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