HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Middlesex County, Virginia (FY 2027)
$1,259 a month. That's HUD's FY 2027 Fair Market Rent for a two-bedroom in Middlesex County, and it's the baseline every voucher in Middlesex is measured against.
Two-bedroom FMR
$1,259
-2.5% from FY 2026
Payment standard
$1,133–$1,385
90% to 110% of the FMR, two-bedroom
Income to afford
$50,360
a year, with rent at 30% of income
Rank in Virginia
68th 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 | $1,034 | $931–$1,137 | $41,360 | $19.88/hr | -1.7% |
| 1 bedroom | $1,041 | $937–$1,145 | $41,640 | $20.02/hr | -1.6% |
| 2 bedroom | $1,259 | $1,133–$1,385 | $50,360 | $24.21/hr | -2.5% |
| 3 bedroom | $1,500 | $1,350–$1,650 | $60,000 | $28.85/hr | -3.1% |
| 4 bedroom | $1,949 | $1,754–$2,144 | $77,960 | $37.48/hr | -3.4% |
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 | $2,241 | $2,017–$2,465 |
| 6 bedroom Estimate | $2,534 | $2,281–$2,787 |
| 7 bedroom Estimate | $2,826 | $2,543–$3,109 |
| 8 bedroom Estimate | $3,118 | $2,806–$3,430 |
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 Middlesex actually rent for?
Search any address in Middlesex 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 Middlesex somewhere between $1,133 and $1,385. 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.
$1,259 a month is affordable, by HUD's 30% rule, on an income of roughly $50,360 a year. Put another way, $24 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%$1,133 | Voucher pays at 100%$1,259 | Voucher pays at 110%$1,385 |
|---|---|---|---|---|
| $2,500 | $750 | $383 | $509 | $635 |
| $4,000 | $1,200 | $0 | $59 | $185 |
Rate history
The two-bedroom rate went down 2% from FY 2026 ($1,291) to FY 2027 ($1,259). Since FY 2020 it's up 30% in total, about 3.8% 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 | $654 | $736 | $969 | $1,208 | $1,456 | — |
| FY 2021 | $617 | $727 | $917 | $1,141 | $1,354 | -5.4% |
| FY 2022 | $621 | $724 | $910 | $1,125 | $1,346 | -0.8% |
| FY 2023 | $777 | $796 | $1,048 | $1,275 | $1,577 | +15.2% |
| FY 2024 | $909 | $915 | $1,202 | $1,453 | $1,844 | +14.7% |
| FY 2025 | $959 | $965 | $1,192 | $1,436 | $1,864 | -0.8% |
| FY 2026 | $1,052 | $1,058 | $1,291 | $1,548 | $2,018 | +8.3% |
| FY 2027In effect | $1,034 | $1,041 | $1,259 | $1,500 | $1,949 | -2.5% |
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 Middlesex, that runs from $1,034 for a studio up to $1,949 for four bedrooms, all five rates in the table above.
Because Middlesex 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, Christchurch included.
Among Virginia's 133 counties, Middlesex ranks 68th for two-bedroom FMR. That's within a couple percent of the state median of $1,262 and about 18% above the national median county at $1,063. About 10,847 people live here, 113th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,170 in 23180 (Water View) and $1,490 in 23149 (Saluda), with the 11 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 |
|---|---|---|---|
| 23031 | Christchurch | $1,259County rate | — |
| 23032 | Church View | $1,260 | +0.1% |
| 23043 | Deltaville | $1,290 | +2.5% |
| 23070 | Hardyville | $1,330 | +5.6% |
| 23071 | Hartfield | $1,400 | +11.2% |
| 23079 | Jamaica | $1,260 | +0.1% |
| 23092 | Locust Hill | $1,410 | +12.0% |
| 23149 | Saluda | $1,490 | +18.3% |
| 23169 | Topping | $1,400 | +11.2% |
| 23175 | Urbanna | $1,300 | +3.3% |
| 23176 | Wake | $1,340 | +6.4% |
| 23180 | Water View | $1,170 | -7.1% |
Nearby counties
Two-bedroom FMR, with how each compares to Middlesex.
Lancaster County
8 mi · 10,936 people
$1,091
-13%
Mathews County
16 mi · 8,540 people
$1,667
+32%
Gloucester County
18 mi · 39,526 people
$1,667
+32%
Northumberland County
21 mi · 12,188 people
$1,382
+10%
King and Queen County
22 mi · 6,695 people
$1,170
-7%
Richmond County
22 mi · 9,095 people
$1,187
-6%
Williamsburg city
24 mi · 15,798 people
$1,667
+32%
James City County
25 mi · 81,013 people
$1,667
+32%
Questions people ask
$1,259 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,034 for a studio, $1,041 for one bedroom, $1,500 for three and $1,949 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 Middlesex actually go for?
HUD's number is one input. Search any address in Middlesex for a rent estimate built from nearby comps. Free to start, no card.
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