HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Charlotte County, Virginia (FY 2026)
A two-bedroom in Charlotte County carries a FY 2026 Fair Market Rent of $914 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Charlotte keys off that figure.
2 bedroom FMR
$914
FY 2026, utilities included
Payment standard range
$823 to $1,005
90% to 110% of FMR
Income to afford 2BR
$36,560
per year, at 30% of income
Rank in Virginia
114th of 133
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Charlotte moves to $943. 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 Charlotte actually rent for?
Search any address in Charlotte 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 | $692 | $623 to $761 | $27,680 | $13.31/hr | +7.5% |
| 1 bedroom | $697 | $627 to $767 | $27,880 | $13.40/hr | +7.4% |
| 2 bedroom | $914 | $823 to $1,005 | $36,560 | $17.58/hr | +7.4% |
| 3 bedroom | $1,146 | $1,031 to $1,261 | $45,840 | $22.04/hr | +6.2% |
| 4 bedroom | $1,533 | $1,380 to $1,686 | $61,320 | $29.48/hr | +7.3% |
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 | $1,763 | $1,587 to $1,939 |
| 6 bedroom Estimate | $1,993 | $1,794 to $2,192 |
| 7 bedroom Estimate | $2,223 | $2,001 to $2,445 |
| 8 bedroom Estimate | $2,453 | $2,208 to $2,698 |
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 Charlotte, that runs from $692 for a studio up to $1,533 for four bedrooms, all five rates in the table above.
Because Charlotte sits outside any HUD metro area, its rate is a county-wide figure built from local rents. One number covers every address in the county, Charlotte Court House included.
Among Virginia's 133 counties, Charlotte ranks 114th for two-bedroom FMR. That's about 27% below the state median of $1,254 and about 10% below the national median county at $1,018. About 11,563 people live here, 110th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $910 in 23923 (Charlotte Court House) and $1,180 in 23937 (Drakes Branch), with the 10 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.
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 Charlotte somewhere between $823 and $1,005. 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.
$914 a month is affordable, by HUD's 30% rule, on an income of roughly $36,560 a year. Put another way, $18 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% ($823) | HAP at 100% ($914) | HAP at 110% ($1,005) |
|---|---|---|---|---|
| $2,500 | $750 | $73 | $164 | $255 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 7% from FY 2025 ($851) to FY 2026 ($914). Since FY 2020 it's up 28% in total, about 4.2% 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 | $482 | $568 | $714 | $900 | $967 | — |
| FY 2021 | $472 | $556 | $701 | $913 | $951 | -1.8% |
| FY 2022 | $479 | $559 | $702 | $893 | $952 | +0.1% |
| FY 2023 | $588 | $602 | $793 | $1,009 | $1,255 | +13.0% |
| FY 2024 | $684 | $689 | $905 | $1,128 | $1,388 | +14.1% |
| FY 2025 | $644 | $649 | $851 | $1,079 | $1,429 | -6.0% |
| FY 2026 | $692 | $697 | $914 | $1,146 | $1,533 | +7.4% |
| FY 2027 | $716 | $721 | $943 | $1,161 | $1,576 | +3.2% |
Nearby counties
Prince Edward County
$1,09421 mi · pop 21,922
Halifax County
$91423 mi · pop 34,013
Appomattox County
$1,18724 mi · pop 16,253
Lunenburg County
$91424 mi · pop 11,988
Mecklenburg County
$95027 mi · pop 30,367
Campbell County
$1,18730 mi · pop 55,518
Nottoway County
$97532 mi · pop 15,638
Lynchburg city
$1,18739 mi · pop 79,166
Questions people ask
$914 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $692 for a studio, $697 for one bedroom, $1,146 for three and $1,533 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 Charlotte actually go for?
HUD's number is one input. Search any address in Charlotte for a rent estimate built from nearby comps. 3 free searches, no card.
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