HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Giles County, Virginia (FY 2026)
$984 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Giles County, and it's the baseline every voucher in Giles is measured against.
2 bedroom FMR
$984
FY 2026, utilities included
Payment standard range
$886 to $1,082
90% to 110% of FMR
Income to afford 2BR
$39,360
per year, at 30% of income
Rank in Virginia
100th of 133
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Giles moves to $999. 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 Giles actually rent for?
Search any address in Giles 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 | $746 | $671 to $821 | $29,840 | $14.35/hr | -0.5% |
| 1 bedroom | $898 | $808 to $988 | $35,920 | $17.27/hr | +5.0% |
| 2 bedroom | $984 | $886 to $1,082 | $39,360 | $18.92/hr | +3.9% |
| 3 bedroom | $1,180 | $1,062 to $1,298 | $47,200 | $22.69/hr | 0.0% |
| 4 bedroom | $1,651 | $1,486 to $1,816 | $66,040 | $31.75/hr | +9.8% |
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 | $1,899 | $1,709 to $2,089 |
| 6 bedroom Estimate | $2,146 | $1,931 to $2,361 |
| 7 bedroom Estimate | $2,394 | $2,155 to $2,633 |
| 8 bedroom Estimate | $2,642 | $2,378 to $2,906 |
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 Giles, that runs from $746 for a studio up to $1,651 for four bedrooms, all five rates in the table above.
Giles is its own HUD metro area (Giles County, VA), so the rate here is set from rents inside the county rather than a wider region.
Among Virginia's 133 counties, Giles ranks 100th for two-bedroom FMR. That's about 22% below the state median of $1,254 and about 3% below the national median county at $1,018. About 16,711 people live here, 90th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $920 in 24136 (Pembroke) and $1,110 in 24128 (Newport), with the 9 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 Giles somewhere between $886 and $1,082. 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.
$984 a month is affordable, by HUD's 30% rule, on an income of roughly $39,360 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% ($886) | HAP at 100% ($984) | HAP at 110% ($1,082) |
|---|---|---|---|---|
| $2,500 | $750 | $136 | $234 | $332 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 4% from FY 2025 ($947) to FY 2026 ($984). Since FY 2020 it's up 34% in total, about 5.0% 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 | $495 | $592 | $733 | $916 | $1,153 | — |
| FY 2021 | $504 | $655 | $747 | $982 | $1,099 | +1.9% |
| FY 2022 | $494 | $616 | $702 | $939 | $999 | -6.0% |
| FY 2023 | $665 | $702 | $793 | $1,069 | $1,101 | +13.0% |
| FY 2024 | $742 | $806 | $905 | $1,179 | $1,245 | +14.1% |
| FY 2025 | $750 | $855 | $947 | $1,180 | $1,504 | +4.6% |
| FY 2026 | $746 | $898 | $984 | $1,180 | $1,651 | +3.9% |
| FY 2027 | $781 | $918 | $999 | $1,190 | $1,546 | +1.5% |
Nearby counties
Questions people ask
$984 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $746 for a studio, $898 for one bedroom, $1,180 for three and $1,651 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 Giles actually go for?
HUD's number is one input. Search any address in Giles for a rent estimate built from nearby comps. 3 free searches, no card.
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