HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Northampton County, Virginia (FY 2027)
$992 a month. That's HUD's FY 2027 Fair Market Rent for a two-bedroom in Northampton County, and it's the baseline every voucher in Northampton is measured against.
Two-bedroom FMR
$992
+4.5% from FY 2026
Payment standard
$893–$1,091
90% to 110% of the FMR, two-bedroom
Income to afford
$39,680
a year, with rent at 30% of income
Rank in Virginia
104th 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 | $753 | $678–$828 | $30,120 | $14.48/hr | +4.7% |
| 1 bedroom | $758 | $682–$834 | $30,320 | $14.58/hr | +4.8% |
| 2 bedroom | $992 | $893–$1,091 | $39,680 | $19.08/hr | +4.5% |
| 3 bedroom | $1,356 | $1,220–$1,492 | $54,240 | $26.08/hr | +2.7% |
| 4 bedroom | $1,658 | $1,492–$1,824 | $66,320 | $31.88/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 | $1,907 | $1,716–$2,098 |
| 6 bedroom Estimate | $2,155 | $1,940–$2,371 |
| 7 bedroom Estimate | $2,404 | $2,164–$2,644 |
| 8 bedroom Estimate | $2,653 | $2,388–$2,918 |
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 Northampton actually rent for?
Search any address in Northampton 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 Northampton somewhere between $893 and $1,091. 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.
$992 a month is affordable, by HUD's 30% rule, on an income of roughly $39,680 a year. Put another way, $19 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%$893 | Voucher pays at 100%$992 | Voucher pays at 110%$1,091 |
|---|---|---|---|---|
| $2,500 | $750 | $143 | $242 | $341 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 5% from FY 2026 ($949) to FY 2027 ($992). Since FY 2020 it's up 17% in total, about 2.2% 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 | $574 | $748 | $851 | $1,133 | $1,153 | — |
| FY 2021 | $541 | $704 | $803 | $1,098 | $1,118 | -5.6% |
| FY 2022 | $533 | $685 | $780 | $1,095 | $1,160 | -2.9% |
| FY 2023 | $636 | $660 | $857 | $1,178 | $1,365 | +9.9% |
| FY 2024 | $709 | $714 | $938 | $1,321 | $1,592 | +9.5% |
| FY 2025 | $670 | $675 | $885 | $1,229 | $1,486 | -5.7% |
| FY 2026 | $719 | $723 | $949 | $1,320 | $1,592 | +7.2% |
| FY 2027In effect | $753 | $758 | $992 | $1,356 | $1,658 | +4.5% |
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 Northampton, that runs from $753 for a studio up to $1,658 for four bedrooms, all five rates in the table above.
Because Northampton 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, Birdsnest included.
Among Virginia's 133 counties, Northampton ranks 104th for two-bedroom FMR. That's about 21% below the state median of $1,262 and about 7% below the national median county at $1,063. About 12,059 people live here, 108th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $940 in 23413 (Nassawadox) and $1,000 in 23307 (Birdsnest), 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 |
|---|---|---|---|
| 23307 | Birdsnest | $1,000 | +0.8% |
| 23310 | Cape Charles | $990 | -0.2% |
| 23313 | Capeville | $992County rate | — |
| 23316 | Cheriton | $990 | -0.2% |
| 23347 | Eastville | $990 | -0.2% |
| 23350 | Exmore | $980 | -1.2% |
| 23354 | Franktown | $960 | -3.2% |
| 23398 | Jamesville | $980 | -1.2% |
| 23405 | Machipongo | $990 | -0.2% |
| 23408 | Marionville | $990 | -0.2% |
| 23413 | Nassawadox | $940 | -5.2% |
| 23419 | Oyster | $992County rate | — |
| 23429 | Seaview | $992County rate | — |
| 23443 | Townsend | $992County rate | — |
| 23482 | Wardtown | $992County rate | — |
| 23486 | Willis Wharf | $980 | -1.2% |
Nearby counties
Two-bedroom FMR, with how each compares to Northampton.
Mathews County
23 mi · 8,540 people
$1,667
+68%
Accomack County
31 mi · 33,335 people
$1,110
+12%
Poquoson city
31 mi · 12,639 people
$1,667
+68%
Gloucester County
32 mi · 39,526 people
$1,667
+68%
Hampton city
34 mi · 137,557 people
$1,667
+68%
York County
36 mi · 71,005 people
$1,667
+68%
Middlesex County
37 mi · 10,847 people
$1,259
+27%
Newport News city
38 mi · 184,216 people
$1,667
+68%
Questions people ask
$992 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $753 for a studio, $758 for one bedroom, $1,356 for three and $1,658 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 Northampton actually go for?
HUD's number is one input. Search any address in Northampton for a rent estimate built from nearby comps. Free to start, no card.
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