HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Prince William County, Virginia (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Prince William County is $2,246 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$2,246
FY 2026, utilities included
Payment standard range
$2,021 to $2,471
90% to 110% of FMR
Income to afford 2BR
$89,840
per year, at 30% of income
Rank in Virginia
6th of 133
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Prince William moves to $2,438. That's up 9%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Prince William actually rent for?
Search any address in Prince William 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 | $1,953 | $1,758 to $2,148 | $78,120 | $37.56/hr | -2.9% |
| 1 bedroom | $2,015 | $1,814 to $2,217 | $80,600 | $38.75/hr | -2.0% |
| 2 bedroom | $2,246 | $2,021 to $2,471 | $89,840 | $43.19/hr | -2.9% |
| 3 bedroom | $2,835 | $2,552 to $3,119 | $113,400 | $54.52/hr | -2.0% |
| 4 bedroom | $3,332 | $2,999 to $3,665 | $133,280 | $64.08/hr | -2.4% |
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 | $3,832 | $3,449 to $4,215 |
| 6 bedroom Estimate | $4,332 | $3,899 to $4,765 |
| 7 bedroom Estimate | $4,831 | $4,348 to $5,314 |
| 8 bedroom Estimate | $5,331 | $4,798 to $5,864 |
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 Prince William, that runs from $1,953 for a studio up to $3,332 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 Prince William in with 18 other counties in the Washington-Arlington-Alexandria metro, Fairfax County, Montgomery County, Prince George's County among them, and every one of them gets $2,246 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, Prince William ranks 6th for two-bedroom FMR. That's about 79% above the state median of $1,254 and about 121% above the national median county at $1,018. About 481,114 people live here, 2nd in the state.
Counties sharing the Washington-Arlington-Alexandria metro rate
Fairfax County
$2,246VA · pop 1,145,354
Montgomery County
$2,246MD · pop 1,056,910
Prince George's County
$2,246MD · pop 957,189
District of Columbia
$2,246DC · pop 670,587
Loudoun County
$2,246VA · pop 420,773
Frederick County
$2,246MD · pop 273,829
Arlington County
$2,246VA · pop 235,845
Charles County
$2,246MD · pop 167,035
Stafford County
$2,246VA · pop 157,606
Alexandria city
$2,246VA · pop 157,594
Spotsylvania County
$2,246VA · pop 141,097
Fauquier County
$2,246VA · pop 73,290
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,670 in 20181 (Nokesville) and $3,160 in 20136 (Bristow), with the 18 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 |
|---|---|---|---|
| 20136 | Bristow | $3,160 | +40.7% |
| 20143 | Catharpin | $2,910 | +29.6% |
| 20155 | Gainesville | $3,000 | +33.6% |
| 20156 | Gainesville | $2,230 | -0.7% |
| 20168 | Haymarket | $2,230 | -0.7% |
| 20169 | Haymarket | $3,110 | +38.5% |
| 20181 | Nokesville | $1,670 | -25.6% |
| 20182 | Nokesville | $2,230 | -0.7% |
| 22025 | Dumfries | $2,650 | +18.0% |
| 22026 | Dumfries | $2,000 | -11.0% |
| 22125 | Occoquan | $2,220 | -1.2% |
| 22134 | Quantico | $2,440 | +8.6% |
| 22135 | Quantico | $2,246County rate | — |
| 22172 | Triangle | $1,680 | -25.2% |
| 22191 | Woodbridge | $2,280 | +1.5% |
| 22192 | Woodbridge | $2,290 | +2.0% |
| 22193 | Woodbridge | $2,080 | -7.4% |
| 22194 | Woodbridge | $2,230 | -0.7% |
| 22195 | Woodbridge | $2,230 | -0.7% |
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 Prince William somewhere between $2,021 and $2,471. 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.
$2,246 a month is affordable, by HUD's 30% rule, on an income of roughly $89,840 a year. Put another way, $43 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% ($2,021) | HAP at 100% ($2,246) | HAP at 110% ($2,471) |
|---|---|---|---|---|
| $2,500 | $750 | $1,271 | $1,496 | $1,721 |
| $4,000 | $1,200 | $821 | $1,046 | $1,271 |
Rate history
The two-bedroom rate went down 3% from FY 2025 ($2,314) to FY 2026 ($2,246). Since FY 2020 it's up 32% in total, about 4.7% 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 | $1,457 | $1,500 | $1,707 | $2,215 | $2,707 | — |
| FY 2021 | $1,513 | $1,548 | $1,765 | $2,263 | $2,742 | +3.4% |
| FY 2022 | $1,539 | $1,567 | $1,785 | $2,260 | $2,713 | +1.1% |
| FY 2023 | $1,589 | $1,615 | $1,838 | $2,299 | $2,742 | +3.0% |
| FY 2024 | $1,772 | $1,803 | $2,045 | $2,544 | $3,015 | +11.3% |
| FY 2025 | $2,012 | $2,056 | $2,314 | $2,893 | $3,413 | +13.2% |
| FY 2026 | $1,953 | $2,015 | $2,246 | $2,835 | $3,332 | -2.9% |
| FY 2027 | $2,111 | $2,204 | $2,438 | $3,107 | $3,658 | +8.5% |
Nearby counties
Manassas Park city
$2,2464 mi · pop 17,123
Manassas city
$2,2467 mi · pop 42,620
Fairfax city
$2,24613 mi · pop 24,242
Fairfax County
$2,24614 mi · pop 1,145,354
Stafford County
$2,24618 mi · pop 157,606
Falls Church city
$2,24619 mi · pop 14,576
Alexandria city
$2,24620 mi · pop 157,594
Arlington County
$2,24622 mi · pop 235,845
Questions people ask
$2,246 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,953 for a studio, $2,015 for one bedroom, $2,835 for three and $3,332 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 Prince William actually go for?
HUD's number is one input. Search any address in Prince William for a rent estimate built from nearby comps. 3 free searches, no card.
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