HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Montgomery County, Virginia (FY 2026)
A two-bedroom in Montgomery County carries a FY 2026 Fair Market Rent of $1,271 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Montgomery keys off that figure.
2 bedroom FMR
$1,271
FY 2026, utilities included
Payment standard range
$1,144 to $1,398
90% to 110% of FMR
Income to afford 2BR
$50,840
per year, at 30% of income
Rank in Virginia
60th of 133
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Montgomery moves to $1,340. That's up 5%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Montgomery actually rent for?
Search any address in Montgomery 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 | $910 | $819 to $1,001 | $36,400 | $17.50/hr | -1.6% |
| 1 bedroom | $993 | $894 to $1,092 | $39,720 | $19.10/hr | +2.6% |
| 2 bedroom | $1,271 | $1,144 to $1,398 | $50,840 | $24.44/hr | +3.2% |
| 3 bedroom | $1,706 | $1,535 to $1,877 | $68,240 | $32.81/hr | +3.6% |
| 4 bedroom | $2,132 | $1,919 to $2,345 | $85,280 | $41.00/hr | +3.1% |
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 | $2,452 | $2,207 to $2,697 |
| 6 bedroom Estimate | $2,772 | $2,495 to $3,049 |
| 7 bedroom Estimate | $3,091 | $2,782 to $3,400 |
| 8 bedroom Estimate | $3,411 | $3,070 to $3,752 |
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 Montgomery, that runs from $910 for a studio up to $2,132 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 Montgomery in with one other county in the Blacksburg-Christiansburg-Radford metro, Radford city among them, and every one of them gets $1,271 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, Montgomery ranks 60th for two-bedroom FMR. That's within a couple percent of the state median of $1,254 and about 25% above the national median county at $1,018. About 99,373 people live here, 18th in the state.
Counties sharing the Blacksburg-Christiansburg-Radford metro rate
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,110 in 24138 (Pilot) and $1,540 in 24149 (Riner), 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 |
|---|---|---|---|
| 24023 | Roanoke | $1,200 | -5.6% |
| 24060 | Blacksburg | $1,390 | +9.4% |
| 24061 | Blacksburg | $1,390 | +9.4% |
| 24062 | Blacksburg | $1,290 | +1.5% |
| 24063 | Blacksburg | $1,290 | +1.5% |
| 24068 | Christiansburg | $1,290 | +1.5% |
| 24073 | Christiansburg | $1,230 | -3.2% |
| 24111 | Mc Coy | $1,290 | +1.5% |
| 24138 | Pilot | $1,110 | -12.7% |
| 24149 | Riner | $1,540 | +21.2% |
| 24162 | Shawsville | $1,110 | -12.7% |
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 Montgomery somewhere between $1,144 and $1,398. 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.
$1,271 a month is affordable, by HUD's 30% rule, on an income of roughly $50,840 a year. Put another way, $24 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% ($1,144) | HAP at 100% ($1,271) | HAP at 110% ($1,398) |
|---|---|---|---|---|
| $2,500 | $750 | $394 | $521 | $648 |
| $4,000 | $1,200 | $0 | $71 | $198 |
Rate history
The two-bedroom rate went up 3% from FY 2025 ($1,231) to FY 2026 ($1,271). Since FY 2020 it's up 28% in total, about 4.2% 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 | $797 | $872 | $993 | $1,432 | $1,743 | — |
| FY 2021 | $795 | $858 | $978 | $1,400 | $1,693 | -1.5% |
| FY 2022 | $743 | $801 | $935 | $1,328 | $1,600 | -4.4% |
| FY 2023 | $827 | $860 | $1,051 | $1,469 | $1,790 | +12.4% |
| FY 2024 | $993 | $999 | $1,261 | $1,721 | $2,140 | +20.0% |
| FY 2025 | $925 | $968 | $1,231 | $1,647 | $2,067 | -2.4% |
| FY 2026 | $910 | $993 | $1,271 | $1,706 | $2,132 | +3.2% |
| FY 2027 | $1,043 | $1,050 | $1,340 | $1,783 | $2,048 | +5.4% |
Nearby counties
Questions people ask
$1,271 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $910 for a studio, $993 for one bedroom, $1,706 for three and $2,132 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 Montgomery actually go for?
HUD's number is one input. Search any address in Montgomery for a rent estimate built from nearby comps. 3 free searches, no card.
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