HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Fairfax County, Virginia (FY 2026)
$2,246 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Fairfax County, and it's the baseline every voucher in Fairfax is measured against.
2 bedroom FMR
$2,246
FY 2026, utilities included
Payment standard range
$2,021 to $2,471
90% to 110% of FMR
Income to afford 2BR
$89,840
per year, at 30% of income
Rank in Virginia
3rd of 133
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Fairfax moves to $2,438. That's up 9%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Fairfax actually rent for?
Search any address in Fairfax 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 | $1,953 | $1,758 to $2,148 | $78,120 | $37.56/hr | -2.9% |
| 1 bedroom | $2,015 | $1,814 to $2,217 | $80,600 | $38.75/hr | -2.0% |
| 2 bedroom | $2,246 | $2,021 to $2,471 | $89,840 | $43.19/hr | -2.9% |
| 3 bedroom | $2,835 | $2,552 to $3,119 | $113,400 | $54.52/hr | -2.0% |
| 4 bedroom | $3,332 | $2,999 to $3,665 | $133,280 | $64.08/hr | -2.4% |
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 | $3,832 | $3,449 to $4,215 |
| 6 bedroom Estimate | $4,332 | $3,899 to $4,765 |
| 7 bedroom Estimate | $4,831 | $4,348 to $5,314 |
| 8 bedroom Estimate | $5,331 | $4,798 to $5,864 |
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 Fairfax, that runs from $1,953 for a studio up to $3,332 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 Fairfax in with 18 other counties in the Washington-Arlington-Alexandria metro, Montgomery County, Prince George's County, District of Columbia among them, and every one of them gets $2,246 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, Fairfax ranks 3rd for two-bedroom FMR. That's about 79% above the state median of $1,254 and about 121% above the national median county at $1,018. About 1,145,354 people live here, 1st in the state.
Counties sharing the Washington-Arlington-Alexandria metro rate
Montgomery County
$2,246MD · pop 1,056,910
Prince George's County
$2,246MD · pop 957,189
District of Columbia
$2,246DC · pop 670,587
Prince William County
$2,246VA · pop 481,114
Loudoun County
$2,246VA · pop 420,773
Frederick County
$2,246MD · pop 273,829
Arlington County
$2,246VA · pop 235,845
Charles County
$2,246MD · pop 167,035
Stafford County
$2,246VA · pop 157,606
Alexandria city
$2,246VA · pop 157,594
Spotsylvania County
$2,246VA · pop 141,097
Fauquier County
$2,246VA · pop 73,290
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,990 in 22309 (Alexandria) and $3,370 in 22060 (Fort Belvoir), with the 56 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 |
|---|---|---|---|
| 20120 | Centreville | $2,440 | +8.6% |
| 20121 | Centreville | $2,450 | +9.1% |
| 20122 | Centreville | $2,490 | +10.9% |
| 20124 | Clifton | $2,490 | +10.9% |
| 20151 | Chantilly | $2,420 | +7.7% |
| 20153 | Chantilly | $2,490 | +10.9% |
| 20170 | Herndon | $2,460 | +9.5% |
| 20171 | Herndon | $2,660 | +18.4% |
| 20172 | Herndon | $2,490 | +10.9% |
| 20190 | Reston | $2,510 | +11.8% |
| 20191 | Reston | $2,310 | +2.8% |
| 20192 | Herndon | $2,246County rate | — |
| 20194 | Reston | $2,600 | +15.8% |
| 20195 | Reston | $2,490 | +10.9% |
| 20196 | Reston | $2,246County rate | — |
| 22003 | Annandale | $2,250 | +0.2% |
| 22009 | Burke | $2,490 | +10.9% |
| 22015 | Burke | $2,820 | +25.6% |
| 22027 | Dunn Loring | $2,850 | +26.9% |
| 22032 | Fairfax | $2,590 | +15.3% |
| 22033 | Fairfax | $2,710 | +20.7% |
| 22034 | Fairfax | $2,246County rate | — |
| 22035 | Fairfax | $2,490 | +10.9% |
| 22036 | Fairfax | $2,246County rate | — |
| 22037 | Fairfax | $2,246County rate | — |
| 22039 | Fairfax Station | $2,600 | +15.8% |
| 22041 | Falls Church | $2,190 | -2.5% |
| 22042 | Falls Church | $2,440 | +8.6% |
| 22043 | Falls Church | $2,450 | +9.1% |
| 22044 | Falls Church | $2,080 | -7.4% |
| 22060 | Fort Belvoir | $3,370 | +50.0% |
| 22066 | Great Falls | $3,370 | +50.0% |
| 22067 | Greenway | $2,490 | +10.9% |
| 22079 | Lorton | $2,740 | +22.0% |
| 22081 | Merrifield | $2,490 | +10.9% |
| 22082 | Merrifield | $2,246County rate | — |
| 22095 | Herndon | $2,246County rate | — |
| 22096 | Reston | $2,246County rate | — |
| 22101 | Mc Lean | $3,130 | +39.4% |
| 22102 | Mc Lean | $3,040 | +35.4% |
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 Fairfax somewhere between $2,021 and $2,471. 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.
$2,246 a month is affordable, by HUD's 30% rule, on an income of roughly $89,840 a year. Put another way, $43 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% ($2,021) | HAP at 100% ($2,246) | HAP at 110% ($2,471) |
|---|---|---|---|---|
| $2,500 | $750 | $1,271 | $1,496 | $1,721 |
| $4,000 | $1,200 | $821 | $1,046 | $1,271 |
Rate history
The two-bedroom rate went down 3% from FY 2025 ($2,314) to FY 2026 ($2,246). Since FY 2020 it's up 32% in total, about 4.7% 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 | $1,457 | $1,500 | $1,707 | $2,215 | $2,707 | — |
| FY 2021 | $1,513 | $1,548 | $1,765 | $2,263 | $2,742 | +3.4% |
| FY 2022 | $1,539 | $1,567 | $1,785 | $2,260 | $2,713 | +1.1% |
| FY 2023 | $1,589 | $1,615 | $1,838 | $2,299 | $2,742 | +3.0% |
| FY 2024 | $1,772 | $1,803 | $2,045 | $2,544 | $3,015 | +11.3% |
| FY 2025 | $2,012 | $2,056 | $2,314 | $2,893 | $3,413 | +13.2% |
| FY 2026 | $1,953 | $2,015 | $2,246 | $2,835 | $3,332 | -2.9% |
| FY 2027 | $2,111 | $2,204 | $2,438 | $3,107 | $3,658 | +8.5% |
Nearby counties
Fairfax city
$2,2463 mi · pop 24,242
Falls Church city
$2,2465 mi · pop 14,576
Arlington County
$2,2469 mi · pop 235,845
Alexandria city
$2,24610 mi · pop 157,594
Manassas Park city
$2,24613 mi · pop 17,123
Prince William County
$2,24614 mi · pop 481,114
Manassas city
$2,24615 mi · pop 42,620
Loudoun County
$2,24624 mi · pop 420,773
Questions people ask
$2,246 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,953 for a studio, $2,015 for one bedroom, $2,835 for three and $3,332 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 Fairfax actually go for?
HUD's number is one input. Search any address in Fairfax for a rent estimate built from nearby comps. 3 free searches, no card.
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