HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Powhatan County, Virginia (FY 2027)
A two-bedroom in Powhatan County carries a FY 2027 Fair Market Rent of $1,651 a month, effective October 1, 2026 through September 30, 2027. Everything Section 8 pays in Powhatan keys off that figure.
Two-bedroom FMR
$1,651
-0.2% from FY 2026
Payment standard
$1,486–$1,816
90% to 110% of the FMR, two-bedroom
Income to afford
$66,040
a year, with rent at 30% of income
Rank in Virginia
38th 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 | $1,456 | $1,310–$1,602 | $58,240 | $28.00/hr | +1.0% |
| 1 bedroom | $1,517 | $1,365–$1,669 | $60,680 | $29.17/hr | +0.7% |
| 2 bedroom | $1,651 | $1,486–$1,816 | $66,040 | $31.75/hr | -0.2% |
| 3 bedroom | $2,039 | $1,835–$2,243 | $81,560 | $39.21/hr | -1.6% |
| 4 bedroom | $2,499 | $2,249–$2,749 | $99,960 | $48.06/hr | -2.1% |
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 | $2,874 | $2,587–$3,161 |
| 6 bedroom Estimate | $3,249 | $2,924–$3,574 |
| 7 bedroom Estimate | $3,624 | $3,262–$3,986 |
| 8 bedroom Estimate | $3,998 | $3,598–$4,398 |
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 Powhatan actually rent for?
Search any address in Powhatan 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 Powhatan somewhere between $1,486 and $1,816. 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.
$1,651 a month is affordable, by HUD's 30% rule, on an income of roughly $66,040 a year. Put another way, $32 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%$1,486 | Voucher pays at 100%$1,651 | Voucher pays at 110%$1,816 |
|---|---|---|---|---|
| $2,500 | $750 | $736 | $901 | $1,066 |
| $4,000 | $1,200 | $286 | $451 | $616 |
Rate history
The two-bedroom rate went down 0% from FY 2026 ($1,655) to FY 2027 ($1,651). Since FY 2020 it's up 56% in total, about 6.5% 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 | $899 | $932 | $1,061 | $1,410 | $1,686 | — |
| FY 2021 | $993 | $1,020 | $1,163 | $1,538 | $1,840 | +9.6% |
| FY 2022 | $1,022 | $1,044 | $1,189 | $1,556 | $1,864 | +2.2% |
| FY 2023 | $1,157 | $1,183 | $1,336 | $1,727 | $2,100 | +12.4% |
| FY 2024 | $1,328 | $1,365 | $1,532 | $1,959 | $2,393 | +14.7% |
| FY 2025 | $1,488 | $1,545 | $1,711 | $2,166 | $2,677 | +11.7% |
| FY 2026 | $1,442 | $1,507 | $1,655 | $2,072 | $2,553 | -3.3% |
| FY 2027In effect | $1,456 | $1,517 | $1,651 | $2,039 | $2,499 | -0.2% |
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 Powhatan, that runs from $1,456 for a studio up to $2,499 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 Powhatan in with 15 other counties in the Richmond metro, Chesterfield County, Henrico County, Richmond city among them, and every one of them gets $1,651 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, Powhatan ranks 38th for two-bedroom FMR. That's about 31% above the state median of $1,262 and about 55% above the national median county at $1,063. About 31,555 people live here, 56th in the state.
Rates by ZIP code
HUD also publishes Small Area FMRs by ZIP code. For the one ZIP code it covers in Powhatan, the two-bedroom rate is $1,490 across the board, so there's no ZIP-level story here.
| ZIP | City | 2BR rate | vs county |
|---|---|---|---|
| 23139 | Powhatan | $1,490 | -9.8% |
Counties sharing the Richmond metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,651 two-bedroom figure as Powhatan.
Chesterfield County
377,869 people
$1,651
Henrico County
335,744 people
$1,651
Richmond city
229,359 people
$1,651
Hanover County
112,879 people
$1,651
Prince George County
43,146 people
$1,651
Petersburg city
33,537 people
$1,651
Dinwiddie County
28,191 people
$1,651
Goochland County
26,410 people
$1,651
New Kent County
25,105 people
$1,651
Hopewell city
22,959 people
$1,651
King William County
18,593 people
$1,651
Colonial Heights city
18,352 people
$1,651
Nearby counties
Two-bedroom FMR, with how each compares to Powhatan.
Goochland County
13 mi · 26,410 people
$1,651
same rate
Amelia County
15 mi · 13,462 people
$1,651
same rate
Cumberland County
15 mi · 9,818 people
$1,046
-37%
Chesterfield County
21 mi · 377,869 people
$1,651
same rate
Richmond city
25 mi · 229,359 people
$1,651
same rate
Henrico County
27 mi · 335,744 people
$1,651
same rate
Buckingham County
28 mi · 16,976 people
$943
-43%
Fluvanna County
28 mi · 28,092 people
$1,642
-1%
Questions people ask
$1,651 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,456 for a studio, $1,517 for one bedroom, $2,039 for three and $2,499 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 Powhatan actually go for?
HUD's number is one input. Search any address in Powhatan for a rent estimate built from nearby comps. Free to start, no card.
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