HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Henry County, Virginia (FY 2026)
$914 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Henry County, and it's the baseline every voucher in Henry is measured against.
2 bedroom FMR
$914
FY 2026, utilities included
Payment standard range
$823 to $1,005
90% to 110% of FMR
Income to afford 2BR
$36,560
per year, at 30% of income
Rank in Virginia
118th of 133
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Henry moves to $943. That's up 3%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Henry actually rent for?
Search any address in Henry 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 | $749 | $674 to $824 | $29,960 | $14.40/hr | +11.0% |
| 1 bedroom | $753 | $678 to $828 | $30,120 | $14.48/hr | +10.7% |
| 2 bedroom | $914 | $823 to $1,005 | $36,560 | $17.58/hr | +7.4% |
| 3 bedroom | $1,096 | $986 to $1,206 | $43,840 | $21.08/hr | +6.9% |
| 4 bedroom | $1,282 | $1,154 to $1,410 | $51,280 | $24.65/hr | +5.0% |
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 | $1,474 | $1,327 to $1,621 |
| 6 bedroom Estimate | $1,667 | $1,500 to $1,834 |
| 7 bedroom Estimate | $1,859 | $1,673 to $2,045 |
| 8 bedroom Estimate | $2,051 | $1,846 to $2,256 |
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 Henry, that runs from $749 for a studio up to $1,282 for four bedrooms, all five rates in the table above.
Because Henry sits outside any HUD metro area, its rate is a county-wide figure built from local rents. One number covers every address in the county, Axton included.
Among Virginia's 133 counties, Henry ranks 118th for two-bedroom FMR. That's about 27% below the state median of $1,254 and about 10% below the national median county at $1,018. About 50,760 people live here, 37th 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 24055 (Bassett) and $1,260 in 24165 (Spencer), with the 7 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 Henry somewhere between $823 and $1,005. 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.
$914 a month is affordable, by HUD's 30% rule, on an income of roughly $36,560 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% ($823) | HAP at 100% ($914) | HAP at 110% ($1,005) |
|---|---|---|---|---|
| $2,500 | $750 | $73 | $164 | $255 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 7% from FY 2025 ($851) to FY 2026 ($914). Since FY 2020 it's up 28% in total, about 4.2% 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 | $539 | $542 | $714 | $955 | $1,010 | — |
| FY 2021 | $528 | $532 | $701 | $915 | $1,000 | -1.8% |
| FY 2022 | $530 | $534 | $702 | $885 | $1,000 | +0.1% |
| FY 2023 | $598 | $602 | $793 | $984 | $1,146 | +13.0% |
| FY 2024 | $697 | $701 | $905 | $1,100 | $1,311 | +14.1% |
| FY 2025 | $675 | $680 | $851 | $1,025 | $1,221 | -6.0% |
| FY 2026 | $749 | $753 | $914 | $1,096 | $1,282 | +7.4% |
| FY 2027 | $762 | $767 | $943 | $1,144 | $1,321 | +3.2% |
Nearby counties
Martinsville city
$9143 mi · pop 13,539
Patrick County
$91421 mi · pop 17,660
Franklin County
$94422 mi · pop 54,838
Danville city
$91428 mi · pop 42,507
Pittsylvania County
$91430 mi · pop 60,541
Floyd County
$1,09431 mi · pop 15,532
Montgomery County
$1,27141 mi · pop 99,373
Roanoke County
$1,25441 mi · pop 96,653
Questions people ask
$914 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $749 for a studio, $753 for one bedroom, $1,096 for three and $1,282 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 Henry actually go for?
HUD's number is one input. Search any address in Henry for a rent estimate built from nearby comps. 3 free searches, no card.
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