HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Harrisonburg city, Virginia (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Harrisonburg city is $1,322 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,322
FY 2026, utilities included
Payment standard range
$1,190 to $1,454
90% to 110% of FMR
Income to afford 2BR
$52,880
per year, at 30% of income
Rank in Virginia
56th of 133
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Harrisonburg moves to $1,264. That's down 4%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Harrisonburg actually rent for?
Search any address in Harrisonburg 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 | $1,050 | $945 to $1,155 | $42,000 | $20.19/hr | -2.9% |
| 1 bedroom | $1,057 | $951 to $1,163 | $42,280 | $20.33/hr | -2.8% |
| 2 bedroom | $1,322 | $1,190 to $1,454 | $52,880 | $25.42/hr | -5.0% |
| 3 bedroom | $1,801 | $1,621 to $1,981 | $72,040 | $34.63/hr | -4.4% |
| 4 bedroom | $2,125 | $1,913 to $2,338 | $85,000 | $40.87/hr | -8.2% |
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 | $2,444 | $2,200 to $2,688 |
| 6 bedroom Estimate | $2,763 | $2,487 to $3,039 |
| 7 bedroom Estimate | $3,081 | $2,773 to $3,389 |
| 8 bedroom Estimate | $3,400 | $3,060 to $3,740 |
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 Harrisonburg city the five published rates run from $1,050 to $2,125, studio through four bedrooms.
Harrisonburg doesn't get its own number. It sits inside the Harrisonburg metro and shares one rate with one other city, including Rockingham 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. Harrisonburg comes in at $1,322, about 5% above that, and ranks 56th of 133 in Virginia. Against the national median county ($1,018) it's about 30% above. Population is around 51,784.
Counties sharing the Harrisonburg metro rate
Rates by ZIP code
HUD also publishes Small Area FMRs for the 3 ZIP codes it covers in Harrisonburg. Two-bedroom rates run from $1,340 in 22803 (Harrisonburg) to $1,580 in 22801 (Harrisonburg), a $240 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 $1,190 and $1,454. 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 $52,880 a year to afford $1,322 a month. On a 40-hour week that's $25 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% ($1,190) | HAP at 100% ($1,322) | HAP at 110% ($1,454) |
|---|---|---|---|---|
| $2,500 | $750 | $440 | $572 | $704 |
| $4,000 | $1,200 | $0 | $122 | $254 |
Rate history
The two-bedroom rate went down 5% from FY 2025 ($1,392) to FY 2026 ($1,322). Since FY 2020 it's up 47% in total, about 6.6% 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 | $680 | $685 | $902 | $1,188 | $1,584 | — |
| FY 2021 | $699 | $703 | $927 | $1,207 | $1,605 | +2.8% |
| FY 2022 | $718 | $723 | $951 | $1,246 | $1,628 | +2.6% |
| FY 2023 | $775 | $780 | $1,027 | $1,366 | $1,749 | +8.0% |
| FY 2024 | $921 | $927 | $1,203 | $1,619 | $2,041 | +17.1% |
| FY 2025 | $1,081 | $1,088 | $1,392 | $1,883 | $2,314 | +15.7% |
| FY 2026 | $1,050 | $1,057 | $1,322 | $1,801 | $2,125 | -5.0% |
| FY 2027 | $1,038 | $1,044 | $1,264 | $1,728 | $2,034 | -4.4% |
Nearby counties
Rockingham County
$1,3223 mi · pop 83,905
Staunton city
$1,26123 mi · pop 25,581
Augusta County
$1,26124 mi · pop 77,433
Greene County
$1,82424 mi · pop 20,631
Page County
$92424 mi · pop 23,753
Waynesboro city
$1,26126 mi · pop 22,341
Albemarle County
$1,82434 mi · pop 112,513
Madison County
$1,06634 mi · pop 13,828
Questions people ask
$1,322 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,050 for a studio, $1,057 for one bedroom, $1,801 for three and $2,125 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 Harrisonburg actually go for?
HUD's number is one input. Search any address in Harrisonburg for a rent estimate built from nearby comps. 3 free searches, no card.
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