HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Emporia city, Virginia (FY 2026)
A two-bedroom in Emporia city carries a FY 2026 Fair Market Rent of $1,001 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Emporia keys off that figure.
2 bedroom FMR
$1,001
FY 2026, utilities included
Payment standard range
$901 to $1,101
90% to 110% of FMR
Income to afford 2BR
$40,040
per year, at 30% of income
Rank in Virginia
98th of 133
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Emporia moves to $1,018. That's up 2%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Emporia actually rent for?
Search any address in Emporia 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 | $764 | $688 to $840 | $30,560 | $14.69/hr | +8.1% |
| 1 bedroom | $769 | $692 to $846 | $30,760 | $14.79/hr | +8.2% |
| 2 bedroom | $1,001 | $901 to $1,101 | $40,040 | $19.25/hr | +7.3% |
| 3 bedroom | $1,392 | $1,253 to $1,531 | $55,680 | $26.77/hr | +9.2% |
| 4 bedroom | $1,679 | $1,511 to $1,847 | $67,160 | $32.29/hr | +9.6% |
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 | $1,931 | $1,738 to $2,124 |
| 6 bedroom Estimate | $2,183 | $1,965 to $2,401 |
| 7 bedroom Estimate | $2,435 | $2,192 to $2,679 |
| 8 bedroom Estimate | $2,686 | $2,417 to $2,955 |
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 Emporia, that runs from $764 for a studio up to $1,679 for four bedrooms, all five rates in the table above.
Because Emporia sits outside any HUD metro area, its rate is a city-wide figure built from local rents. One number covers every address in the city, Emporia included.
Among Virginia's 133 counties, Emporia ranks 98th for two-bedroom FMR. That's about 20% below the state median of $1,254 and within a couple percent of the national median county at $1,018. About 5,680 people live here, 129th in the state.
Rates by ZIP code
HUD also publishes Small Area FMRs by ZIP code. For the one ZIP code it covers in Emporia, the two-bedroom rate is $990 across the board, so there's no ZIP-level story here.
| ZIP | City | 2BR rate | vs county |
|---|---|---|---|
| 23847 | Emporia | $990 | -1.1% |
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 Emporia somewhere between $901 and $1,101. 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.
$1,001 a month is affordable, by HUD's 30% rule, on an income of roughly $40,040 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% ($901) | HAP at 100% ($1,001) | HAP at 110% ($1,101) |
|---|---|---|---|---|
| $2,500 | $750 | $151 | $251 | $351 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 7% from FY 2025 ($933) to FY 2026 ($1,001). Since FY 2020 it's up 22% in total, about 3.4% 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 | $553 | $623 | $820 | $1,107 | $1,122 | — |
| FY 2021 | $525 | $592 | $780 | $1,054 | $1,058 | -4.9% |
| FY 2022 | $522 | $581 | $764 | $1,032 | $1,036 | -2.1% |
| FY 2023 | $623 | $638 | $840 | $1,124 | $1,128 | +9.9% |
| FY 2024 | $732 | $737 | $968 | $1,307 | $1,438 | +15.2% |
| FY 2025 | $707 | $711 | $933 | $1,275 | $1,532 | -3.6% |
| FY 2026 | $764 | $769 | $1,001 | $1,392 | $1,679 | +7.3% |
| FY 2027 | $833 | $838 | $1,018 | $1,410 | $1,702 | +1.7% |
Nearby counties
Greensville County
$1,0012 mi · pop 11,373
Brunswick County
$91418 mi · pop 15,965
Southampton County
$1,05123 mi · pop 18,003
Sussex County
$1,65524 mi · pop 10,866
Dinwiddie County
$1,65529 mi · pop 28,057
Franklin city
$1,05135 mi · pop 8,194
Petersburg city
$1,65537 mi · pop 33,261
Prince George County
$1,65539 mi · pop 42,634
Questions people ask
$1,001 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $764 for a studio, $769 for one bedroom, $1,392 for three and $1,679 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 Emporia actually go for?
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