HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Falls Church city, Virginia (FY 2026)
A two-bedroom in Falls Church city carries a FY 2026 Fair Market Rent of $2,246 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Falls Church keys off that figure.
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
11th of 133
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Falls Church 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 Falls Church actually rent for?
Search any address in Falls Church 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
HUD sets Fair Market Rent once a year, based on what typical units in the area actually rent for, with utilities folded in. FY 2026 runs October 1, 2025 through September 30, 2026, and in Falls Church city the five published rates run from $1,953 to $3,332, studio through four bedrooms.
Falls Church doesn't get its own number. It sits inside the Washington-Arlington-Alexandria metro and shares one rate with 18 other cities, including Fairfax County, Montgomery County, Prince George's County. HUD sets metro FMRs from rents across the whole metro, which is why a rural corner of a big metro can carry a city-sized rate.
The state median two-bedroom FMR is $1,254. Falls Church comes in at $2,246, about 79% above that, and ranks 11th of 133 in Virginia. Against the national median county ($1,018) it's about 121% above. Population is around 14,576.
Counties sharing the Washington-Arlington-Alexandria metro rate
Fairfax County
$2,246VA · pop 1,145,354
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
Rates by ZIP code
HUD also publishes Small Area FMRs for the 2 ZIP codes it covers in Falls Church. Two-bedroom rates run from $2,530 in 22040 (Falls Church) to $2,570 in 22046 (Falls Church), a $40 spread inside one city. Whether your housing authority uses the ZIP rate or the city rate depends on whether HUD has designated this area for Small Area FMRs. Ask the PHA which one it's on before you price a unit.
What a voucher pays here
The FMR isn't the check you'd receive. Your local housing authority turns it into a payment standard, set between 90% and 110% of FMR, so a two-bedroom here lands between $2,021 and $2,471. Subtract about 30% of the tenant's income and that's the housing assistance payment. If you ask more than similar unassisted units rent for, the PHA's rent reasonableness check will push back.
At the standard 30% of income, a household needs about $89,840 a year to afford $2,246 a month. On a 40-hour week that's $43 an hour.
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
Arlington County
$2,2464 mi · pop 235,845
Fairfax County
$2,2465 mi · pop 1,145,354
Alexandria city
$2,2467 mi · pop 157,594
Fairfax city
$2,2467 mi · pop 24,242
Manassas Park city
$2,24618 mi · pop 17,123
Prince William County
$2,24619 mi · pop 481,114
Manassas city
$2,24619 mi · pop 42,620
Loudoun County
$2,24625 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 Falls Church actually go for?
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