HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Lynchburg city, Virginia (FY 2026)
$1,187 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Lynchburg city, and it's the baseline every voucher in Lynchburg is measured against.
2 bedroom FMR
$1,187
FY 2026, utilities included
Payment standard range
$1,068 to $1,306
90% to 110% of FMR
Income to afford 2BR
$47,480
per year, at 30% of income
Rank in Virginia
79th of 133
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Lynchburg moves to $1,117. That's down 6%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Lynchburg actually rent for?
Search any address in Lynchburg 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 | $1,027 | $924 to $1,130 | $41,080 | $19.75/hr | -1.5% |
| 1 bedroom | $1,033 | $930 to $1,136 | $41,320 | $19.87/hr | -2.7% |
| 2 bedroom | $1,187 | $1,068 to $1,306 | $47,480 | $22.83/hr | -1.1% |
| 3 bedroom | $1,635 | $1,472 to $1,799 | $65,400 | $31.44/hr | -0.7% |
| 4 bedroom | $1,750 | $1,575 to $1,925 | $70,000 | $33.65/hr | -2.0% |
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 | $2,013 | $1,812 to $2,214 |
| 6 bedroom Estimate | $2,275 | $2,048 to $2,503 |
| 7 bedroom Estimate | $2,538 | $2,284 to $2,792 |
| 8 bedroom Estimate | $2,800 | $2,520 to $3,080 |
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 Lynchburg city the five published rates run from $1,027 to $1,750, studio through four bedrooms.
Lynchburg doesn't get its own number. It sits inside the Lynchburg metro and shares one rate with 4 other cities, including Bedford County, Campbell County, Amherst 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. Lynchburg comes in at $1,187, about 5% below that, and ranks 79th of 133 in Virginia. Against the national median county ($1,018) it's about 17% above. Population is around 79,166.
Counties sharing the Lynchburg metro rate
Rates by ZIP code
HUD also publishes Small Area FMRs for the 7 ZIP codes it covers in Lynchburg. Two-bedroom rates run from $1,130 in 24503 (Lynchburg) to $1,490 in 24502 (Lynchburg), a $360 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 $1,068 and $1,306. 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 $47,480 a year to afford $1,187 a month. On a 40-hour week that's $23 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% ($1,068) | HAP at 100% ($1,187) | HAP at 110% ($1,306) |
|---|---|---|---|---|
| $2,500 | $750 | $318 | $437 | $556 |
| $4,000 | $1,200 | $0 | $0 | $106 |
Rate history
The two-bedroom rate went down 1% from FY 2025 ($1,200) to FY 2026 ($1,187). Since FY 2020 it's up 45% in total, about 6.3% 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 | $630 | $676 | $821 | $1,106 | $1,339 | — |
| FY 2021 | $633 | $660 | $784 | $1,053 | $1,241 | -4.5% |
| FY 2022 | $742 | $743 | $863 | $1,164 | $1,322 | +10.1% |
| FY 2023 | $805 | $819 | $930 | $1,264 | $1,393 | +7.8% |
| FY 2024 | $948 | $966 | $1,093 | $1,494 | $1,627 | +17.5% |
| FY 2025 | $1,043 | $1,062 | $1,200 | $1,647 | $1,785 | +9.8% |
| FY 2026 | $1,027 | $1,033 | $1,187 | $1,635 | $1,750 | -1.1% |
| FY 2027 | $965 | $971 | $1,117 | $1,547 | $1,678 | -5.9% |
Nearby counties
Amherst County
$1,18711 mi · pop 31,426
Campbell County
$1,18714 mi · pop 55,518
Appomattox County
$1,18721 mi · pop 16,253
Bedford County
$1,18722 mi · pop 79,761
Buena Vista city
$1,00526 mi · pop 6,639
Nelson County
$1,82430 mi · pop 14,773
Rockbridge County
$1,00532 mi · pop 22,673
Lexington city
$1,00532 mi · pop 7,346
Questions people ask
$1,187 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,027 for a studio, $1,033 for one bedroom, $1,635 for three and $1,750 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 Lynchburg actually go for?
HUD's number is one input. Search any address in Lynchburg for a rent estimate built from nearby comps. 3 free searches, no card.
Free tier. No credit card.