HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Franklin County, Virginia (FY 2026)
A two-bedroom in Franklin County carries a FY 2026 Fair Market Rent of $944 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Franklin keys off that figure.
2 bedroom FMR
$944
FY 2026, utilities included
Payment standard range
$850 to $1,038
90% to 110% of FMR
Income to afford 2BR
$37,760
per year, at 30% of income
Rank in Virginia
106th of 133
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Franklin moves to $1,080. That's up 14%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Franklin actually rent for?
Search any address in Franklin 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 | $771 | $694 to $848 | $30,840 | $14.83/hr | +11.6% |
| 1 bedroom | $861 | $775 to $947 | $34,440 | $16.56/hr | +10.4% |
| 2 bedroom | $944 | $850 to $1,038 | $37,760 | $18.15/hr | +8.4% |
| 3 bedroom | $1,313 | $1,182 to $1,444 | $52,520 | $25.25/hr | +7.6% |
| 4 bedroom | $1,584 | $1,426 to $1,742 | $63,360 | $30.46/hr | +8.3% |
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 | $1,822 | $1,640 to $2,004 |
| 6 bedroom Estimate | $2,059 | $1,853 to $2,265 |
| 7 bedroom Estimate | $2,297 | $2,067 to $2,527 |
| 8 bedroom Estimate | $2,534 | $2,281 to $2,787 |
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 Franklin, that runs from $771 for a studio up to $1,584 for four bedrooms, all five rates in the table above.
Franklin is its own HUD metro area (Franklin County, VA), so the rate here is set from rents inside the county rather than a wider region.
Among Virginia's 133 counties, Franklin ranks 106th for two-bedroom FMR. That's about 25% below the state median of $1,254 and about 7% below the national median county at $1,018. About 54,838 people live here, 33rd 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 24067 (Callaway) and $1,420 in 24176 (Union Hall), 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 Franklin somewhere between $850 and $1,038. 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.
$944 a month is affordable, by HUD's 30% rule, on an income of roughly $37,760 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% ($850) | HAP at 100% ($944) | HAP at 110% ($1,038) |
|---|---|---|---|---|
| $2,500 | $750 | $100 | $194 | $288 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 8% from FY 2025 ($871) to FY 2026 ($944). 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 | $489 | $544 | $717 | $893 | $1,019 | — |
| FY 2021 | $575 | $618 | $815 | $1,014 | $1,127 | +13.7% |
| FY 2022 | $576 | $602 | $792 | $979 | $1,087 | -2.8% |
| FY 2023 | $681 | $690 | $908 | $1,105 | $1,242 | +14.6% |
| FY 2024 | $690 | $772 | $905 | $1,169 | $1,329 | -0.3% |
| FY 2025 | $691 | $780 | $871 | $1,220 | $1,463 | -3.8% |
| FY 2026 | $771 | $861 | $944 | $1,313 | $1,584 | +8.4% |
| FY 2027 | $949 | $987 | $1,080 | $1,495 | $1,805 | +14.4% |
Nearby counties
Questions people ask
$944 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $771 for a studio, $861 for one bedroom, $1,313 for three and $1,584 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 Franklin actually go for?
HUD's number is one input. Search any address in Franklin for a rent estimate built from nearby comps. 3 free searches, no card.
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