HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Loudoun County, Virginia (FY 2027)
$2,438 a month. That's HUD's FY 2027 Fair Market Rent for a two-bedroom in Loudoun County, and it's the baseline every voucher in Loudoun is measured against.
Two-bedroom FMR
$2,438
+8.5% from FY 2026
Payment standard
$2,194–$2,682
90% to 110% of the FMR, two-bedroom
Income to afford
$97,520
a year, with rent at 30% of income
Rank in Virginia
5th of 133
by two-bedroom FMR, highest first
FY 2027 Fair Market Rents
Payment standard is the 90% to 110% band a housing authority can set. Income needed puts rent at 30% of gross income, and the hourly wage assumes a 40-hour week.
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2026 |
|---|---|---|---|---|---|
| Studio | $2,111 | $1,900–$2,322 | $84,440 | $40.60/hr | +8.1% |
| 1 bedroom | $2,204 | $1,984–$2,424 | $88,160 | $42.38/hr | +9.4% |
| 2 bedroom | $2,438 | $2,194–$2,682 | $97,520 | $46.88/hr | +8.5% |
| 3 bedroom | $3,107 | $2,796–$3,418 | $124,280 | $59.75/hr | +9.6% |
| 4 bedroom | $3,658 | $3,292–$4,024 | $146,320 | $70.35/hr | +9.8% |
Five to eight 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 | $4,207 | $3,786–$4,628 |
| 6 bedroom Estimate | $4,755 | $4,280–$5,231 |
| 7 bedroom Estimate | $5,304 | $4,774–$5,834 |
| 8 bedroom Estimate | $5,853 | $5,268–$6,438 |
Source: HUD Office of Policy Development and Research, FY 2027 Fair Market Rents. Rents include utilities. huduser.gov
Market check
HUD's number is one input. What does a two-bedroom in Loudoun actually rent for?
Search any address in Loudoun for a rent estimate built from nearby comps, with the HUD figure right next to it.
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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 Loudoun somewhere between $2,194 and $2,682. 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.
$2,438 a month is affordable, by HUD's 30% rule, on an income of roughly $97,520 a year. Put another way, $47 an hour full time.
Worked example for a two-bedroom renting at the payment standard. The tenant pays 30% of monthly income and the voucher covers the rest.
| Monthly household income | Tenant pays (30%) | Voucher pays at 90%$2,194 | Voucher pays at 100%$2,438 | Voucher pays at 110%$2,682 |
|---|---|---|---|---|
| $2,500 | $750 | $1,444 | $1,688 | $1,932 |
| $4,000 | $1,200 | $994 | $1,238 | $1,482 |
Rate history
The two-bedroom rate went up 9% from FY 2026 ($2,246) to FY 2027 ($2,438). Since FY 2020 it's up 43% in total, about 5.2% a year. The Virginia median moved up 1% over the same year.
| Fiscal 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 2027In effect | $2,111 | $2,204 | $2,438 | $3,107 | $3,658 | +8.5% |
About this rate
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 2027 that's October 1, 2026 through September 30, 2027. In Loudoun, that runs from $2,111 for a studio up to $3,658 for four bedrooms, all five rates in the table above.
This is a metro rate. The county doesn't get one of its own. HUD lumps Loudoun in with 18 other counties in the Washington-Arlington-Alexandria metro, Fairfax County, Montgomery County, Prince George's County among them, and every one of them gets $2,438 for a two-bedroom. Where you are inside the metro doesn't change the county number. It does change the ZIP number, covered below.
Among Virginia's 133 counties, Loudoun ranks 5th for two-bedroom FMR. That's about 93% above the state median of $1,262 and about 129% above the national median county at $1,063. About 432,998 people live here, 4th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,610 in 20135 (Bluemont) and $3,360 in 20152 (Chantilly), with the 27 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.
| ZIP | City | 2BR rate | vs county |
|---|---|---|---|
| 20101 | Dulles | $2,760 | +13.2% |
| 20102 | Dulles | $2,438County rate | — |
| 20103 | Dulles | $2,760 | +13.2% |
| 20104 | Dulles | $2,438County rate | — |
| 20105 | Aldie | $3,280 | +34.5% |
| 20117 | Middleburg | $1,910 | -21.7% |
| 20118 | Middleburg | $2,438County rate | — |
| 20129 | Paeonian Springs | $2,760 | +13.2% |
| 20131 | Philomont | $2,438County rate | — |
| 20132 | Purcellville | $2,610 | +7.1% |
| 20134 | Purcellville | $2,438County rate | — |
| 20135 | Bluemont | $1,610 | -34.0% |
| 20141 | Round Hill | $2,140 | -12.2% |
| 20142 | Round Hill | $2,438County rate | — |
| 20146 | Ashburn | $2,760 | +13.2% |
| 20147 | Ashburn | $2,820 | +15.7% |
| 20148 | Ashburn | $3,170 | +30.0% |
| 20149 | Ashburn | $2,438County rate | — |
| 20152 | Chantilly | $3,360 | +37.8% |
| 20158 | Hamilton | $2,560 | +5.0% |
| 20159 | Hamilton | $2,760 | +13.2% |
| 20160 | Lincoln | $2,760 | +13.2% |
| 20163 | Sterling | $2,438County rate | — |
| 20164 | Sterling | $2,650 | +8.7% |
| 20165 | Sterling | $2,860 | +17.3% |
| 20166 | Sterling | $2,750 | +12.8% |
| 20167 | Sterling | $2,760 | +13.2% |
| 20175 | Leesburg | $2,470 | +1.3% |
| 20176 | Leesburg | $2,510 | +3.0% |
| 20177 | Leesburg | $2,760 | +13.2% |
| 20178 | Leesburg | $2,760 | +13.2% |
| 20180 | Lovettsville | $2,500 | +2.5% |
| 20189 | Dulles | $2,760 | +13.2% |
| 20197 | Waterford | $2,530 | +3.8% |
| 20598 | Dhs | $2,670 | +9.5% |
Counties sharing the Washington-Arlington-Alexandria metro rate
HUD sets one rate for the whole metro, so every county here carries the same $2,438 two-bedroom figure as Loudoun.
Fairfax County
1,147,837 people
$2,438
Montgomery County
MD · 1,065,949 people
$2,438
Prince George's County
MD · 959,754 people
$2,438
District of Columbia
DC · 681,294 people
$2,438
Prince William County
488,880 people
$2,438
Frederick County
MD · 287,048 people
$2,438
Arlington County
236,254 people
$2,438
Charles County
MD · 170,527 people
$2,438
Stafford County
163,466 people
$2,438
Alexandria city
156,976 people
$2,438
Spotsylvania County
146,603 people
$2,438
Fauquier County
74,577 people
$2,438
Nearby counties
Two-bedroom FMR, with how each compares to Loudoun.
Manassas city
21 mi · 42,976 people
$2,438
same rate
Fairfax city
22 mi · 25,026 people
$2,438
same rate
Clarke County
24 mi · 15,216 people
$2,438
same rate
Fairfax County
24 mi · 1,147,837 people
$2,438
same rate
Manassas Park city
24 mi · 16,798 people
$2,438
same rate
Fauquier County
25 mi · 74,577 people
$2,438
same rate
Falls Church city
25 mi · 14,710 people
$2,438
same rate
Prince William County
28 mi · 488,880 people
$2,438
same rate
Questions people ask
$2,438 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $2,111 for a studio, $2,204 for one bedroom, $3,107 for three and $3,658 for four.
Tools for this county
Fair Market Rent lookup
Any ZIP code's Small Area FMR by bedroom count
Section 8 rent calculator
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
The income a household needs for a given rent
What does a rental in Loudoun actually go for?
HUD's number is one input. Search any address in Loudoun for a rent estimate built from nearby comps. Free to start, no card.
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