HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Madison County, Virginia (FY 2026)
$1,066 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Madison County, and it's the baseline every voucher in Madison is measured against.
2 bedroom FMR
$1,066
FY 2026, utilities included
Payment standard range
$959 to $1,173
90% to 110% of FMR
Income to afford 2BR
$42,640
per year, at 30% of income
Rank in Virginia
85th of 133
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Madison moves to $1,133. That's up 6%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Madison actually rent for?
Search any address in Madison 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 | $923 | $831 to $1,015 | $36,920 | $17.75/hr | +1.8% |
| 1 bedroom | $971 | $874 to $1,068 | $38,840 | $18.67/hr | +6.4% |
| 2 bedroom | $1,066 | $959 to $1,173 | $42,640 | $20.50/hr | -2.7% |
| 3 bedroom | $1,483 | $1,335 to $1,631 | $59,320 | $28.52/hr | +9.0% |
| 4 bedroom | $1,667 | $1,500 to $1,834 | $66,680 | $32.06/hr | +3.6% |
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 | $1,917 | $1,725 to $2,109 |
| 6 bedroom Estimate | $2,167 | $1,950 to $2,384 |
| 7 bedroom Estimate | $2,417 | $2,175 to $2,659 |
| 8 bedroom Estimate | $2,667 | $2,400 to $2,934 |
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 Madison, that runs from $923 for a studio up to $1,667 for four bedrooms, all five rates in the table above.
Because Madison 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, Aroda included.
Among Virginia's 133 counties, Madison ranks 85th for two-bedroom FMR. That's about 15% below the state median of $1,254 and about 5% above the national median county at $1,018. About 13,828 people live here, 103rd in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $990 in 22711 (Banco) and $1,360 in 22738 (Rochelle), with the 15 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 |
|---|---|---|---|
| 22709 | Aroda | $1,070 | +0.4% |
| 22711 | Banco | $990 | -7.1% |
| 22715 | Brightwood | $1,070 | +0.4% |
| 22719 | Etlan | $1,070 | +0.4% |
| 22722 | Haywood | $990 | -7.1% |
| 22723 | Hood | $1,040 | -2.4% |
| 22725 | Leon | $1,070 | +0.4% |
| 22727 | Madison | $990 | -7.1% |
| 22730 | Oakpark | $1,070 | +0.4% |
| 22731 | Pratts | $1,070 | +0.4% |
| 22732 | Radiant | $1,130 | +6.0% |
| 22738 | Rochelle | $1,360 | +27.6% |
| 22743 | Syria | $990 | -7.1% |
| 22748 | Wolftown | $1,066County rate | — |
| 22948 | Locust Dale | $1,270 | +19.1% |
| 22989 | Woodberry Forest | $1,170 | +9.8% |
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 Madison somewhere between $959 and $1,173. 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.
$1,066 a month is affordable, by HUD's 30% rule, on an income of roughly $42,640 a year. Put another way, $21 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% ($959) | HAP at 100% ($1,066) | HAP at 110% ($1,173) |
|---|---|---|---|---|
| $2,500 | $750 | $209 | $316 | $423 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went down 3% from FY 2025 ($1,096) to FY 2026 ($1,066). Since FY 2020 it's up 11% in total, about 1.8% 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 | $647 | $728 | $959 | $1,195 | $1,441 | — |
| FY 2021 | $621 | $700 | $922 | $1,147 | $1,361 | -3.9% |
| FY 2022 | $723 | $727 | $957 | $1,183 | $1,450 | +3.8% |
| FY 2023 | $743 | $748 | $984 | $1,225 | $1,462 | +2.8% |
| FY 2024 | $786 | $792 | $1,040 | $1,285 | $1,526 | +5.7% |
| FY 2025 | $907 | $913 | $1,096 | $1,361 | $1,609 | +5.4% |
| FY 2026 | $923 | $971 | $1,066 | $1,483 | $1,667 | -2.7% |
| FY 2027 | $960 | $1,041 | $1,133 | $1,515 | $1,754 | +6.3% |
Nearby counties
Greene County
$1,82414 mi · pop 20,631
Orange County
$1,23414 mi · pop 36,593
Culpeper County
$1,42317 mi · pop 52,822
Page County
$92421 mi · pop 23,753
Rappahannock County
$1,37523 mi · pop 7,422
Charlottesville city
$1,82427 mi · pop 46,289
Albemarle County
$1,82432 mi · pop 112,513
Louisa County
$1,24732 mi · pop 38,106
Questions people ask
$1,066 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $923 for a studio, $971 for one bedroom, $1,483 for three and $1,667 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 Madison actually go for?
HUD's number is one input. Search any address in Madison for a rent estimate built from nearby comps. 3 free searches, no card.
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