HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Lynchburg city, Virginia (FY 2027)
$1,117 a month. That's HUD's FY 2027 Fair Market Rent for a two-bedroom in Lynchburg city, and it's the baseline every voucher in Lynchburg is measured against.
Two-bedroom FMR
$1,117
-5.9% from FY 2026
Payment standard
$1,005–$1,229
90% to 110% of the FMR, two-bedroom
Income to afford
$44,680
a year, with rent at 30% of income
Rank in Virginia
84th 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 | $965 | $869–$1,062 | $38,600 | $18.56/hr | -6.0% |
| 1 bedroom | $971 | $874–$1,068 | $38,840 | $18.67/hr | -6.0% |
| 2 bedroom | $1,117 | $1,005–$1,229 | $44,680 | $21.48/hr | -5.9% |
| 3 bedroom | $1,547 | $1,392–$1,702 | $61,880 | $29.75/hr | -5.4% |
| 4 bedroom | $1,678 | $1,510–$1,846 | $67,120 | $32.27/hr | -4.1% |
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 | $1,930 | $1,737–$2,123 |
| 6 bedroom Estimate | $2,181 | $1,963–$2,399 |
| 7 bedroom Estimate | $2,433 | $2,190–$2,676 |
| 8 bedroom Estimate | $2,685 | $2,417–$2,954 |
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 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.
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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 $1,005 and $1,229. 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 $44,680 a year to afford $1,117 a month. On a 40-hour week that's $21 an hour.
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%$1,005 | Voucher pays at 100%$1,117 | Voucher pays at 110%$1,229 |
|---|---|---|---|---|
| $2,500 | $750 | $255 | $367 | $479 |
| $4,000 | $1,200 | $0 | $0 | $29 |
Rate history
The two-bedroom rate went down 6% from FY 2026 ($1,187) to FY 2027 ($1,117). Since FY 2020 it's up 36% in total, about 4.5% 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 | $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 2027In effect | $965 | $971 | $1,117 | $1,547 | $1,678 | -5.9% |
About this rate
HUD sets Fair Market Rent once a year, based on what typical units in the area actually rent for, with utilities folded in. FY 2027 runs October 1, 2026 through September 30, 2027, and in Lynchburg city the five published rates run from $965 to $1,678, 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 $1,262. Lynchburg comes in at $1,117, about 11% below that, and ranks 84th of 133 in Virginia. Against the national median county ($1,063) it's about 5% above. Population is around 79,497.
Rates by ZIP code
HUD also publishes Small Area FMRs for the 7 ZIP codes it covers in Lynchburg. Two-bedroom rates run from $1,070 in 24503 (Lynchburg) to $1,390 in 24502 (Lynchburg), a $320 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.
Counties sharing the Lynchburg metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,117 two-bedroom figure as Lynchburg.
Nearby counties
Two-bedroom FMR, with how each compares to Lynchburg.
Amherst County
11 mi · 31,485 people
$1,117
same rate
Campbell County
14 mi · 55,312 people
$1,117
same rate
Appomattox County
21 mi · 16,610 people
$1,117
same rate
Bedford County
22 mi · 80,894 people
$1,117
same rate
Buena Vista city
26 mi · 6,593 people
$1,057
-5%
Nelson County
30 mi · 14,732 people
$1,642
+47%
Rockbridge County
32 mi · 22,531 people
$1,057
-5%
Lexington city
32 mi · 7,525 people
$1,057
-5%
Questions people ask
$1,117 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $965 for a studio, $971 for one bedroom, $1,547 for three and $1,678 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 Lynchburg actually go for?
HUD's number is one input. Search any address in Lynchburg for a rent estimate built from nearby comps. Free to start, no card.
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