HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Cumberland County, Virginia (FY 2026)
A two-bedroom in Cumberland County carries a FY 2026 Fair Market Rent of $997 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Cumberland keys off that figure.
2 bedroom FMR
$997
FY 2026, utilities included
Payment standard range
$897 to $1,097
90% to 110% of FMR
Income to afford 2BR
$39,880
per year, at 30% of income
Rank in Virginia
99th of 133
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Cumberland moves to $1,046. That's up 5%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Cumberland actually rent for?
Search any address in Cumberland 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 | $812 | $731 to $893 | $32,480 | $15.62/hr | +10.5% |
| 1 bedroom | $817 | $735 to $899 | $32,680 | $15.71/hr | +10.6% |
| 2 bedroom | $997 | $897 to $1,097 | $39,880 | $19.17/hr | +9.2% |
| 3 bedroom | $1,195 | $1,076 to $1,315 | $47,800 | $22.98/hr | +8.6% |
| 4 bedroom | $1,673 | $1,506 to $1,840 | $66,920 | $32.17/hr | +8.6% |
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 | $1,924 | $1,732 to $2,116 |
| 6 bedroom Estimate | $2,175 | $1,958 to $2,393 |
| 7 bedroom Estimate | $2,426 | $2,183 to $2,669 |
| 8 bedroom Estimate | $2,677 | $2,409 to $2,945 |
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 Cumberland, that runs from $812 for a studio up to $1,673 for four bedrooms, all five rates in the table above.
Because Cumberland 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, Cartersville included.
Among Virginia's 133 counties, Cumberland ranks 99th for two-bedroom FMR. That's about 20% below the state median of $1,254 and about 2% below the national median county at $1,018. About 9,697 people live here, 116th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,000 in 23040 (Cumberland) and $1,500 in 23027 (Cartersville), with the 2 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 Cumberland somewhere between $897 and $1,097. 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.
$997 a month is affordable, by HUD's 30% rule, on an income of roughly $39,880 a year. Put another way, $19 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% ($897) | HAP at 100% ($997) | HAP at 110% ($1,097) |
|---|---|---|---|---|
| $2,500 | $750 | $147 | $247 | $347 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 9% from FY 2025 ($913) to FY 2026 ($997). Since FY 2020 it's up 0% in total, about 0.0% 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 | $673 | $794 | $997 | $1,242 | $1,498 | — |
| FY 2021 | $626 | $737 | $929 | $1,156 | $1,372 | -6.8% |
| FY 2022 | $611 | $713 | $895 | $1,106 | $1,397 | -3.7% |
| FY 2023 | $705 | $762 | $951 | $1,157 | $1,562 | +6.3% |
| FY 2024 | $808 | $813 | $1,008 | $1,219 | $1,711 | +6.0% |
| FY 2025 | $735 | $739 | $913 | $1,100 | $1,540 | -9.4% |
| FY 2026 | $812 | $817 | $997 | $1,195 | $1,673 | +9.2% |
| FY 2027 | $859 | $865 | $1,046 | $1,246 | $1,619 | +4.9% |
Nearby counties
Buckingham County
$95913 mi · pop 16,869
Powhatan County
$1,65515 mi · pop 30,503
Amelia County
$1,65519 mi · pop 13,309
Fluvanna County
$1,82419 mi · pop 27,442
Goochland County
$1,65519 mi · pop 24,906
Prince Edward County
$1,09426 mi · pop 21,922
Nottoway County
$97531 mi · pop 15,638
Louisa County
$1,24732 mi · pop 38,106
Questions people ask
$997 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $812 for a studio, $817 for one bedroom, $1,195 for three and $1,673 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 Cumberland actually go for?
HUD's number is one input. Search any address in Cumberland for a rent estimate built from nearby comps. 3 free searches, no card.
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