HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Roanoke city, Virginia (FY 2026)
$1,254 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Roanoke city, and it's the baseline every voucher in Roanoke is measured against.
2 bedroom FMR
$1,254
FY 2026, utilities included
Payment standard range
$1,129 to $1,379
90% to 110% of FMR
Income to afford 2BR
$50,160
per year, at 30% of income
Rank in Virginia
68th of 133
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Roanoke moves to $1,464. That's up 17%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Roanoke actually rent for?
Search any address in Roanoke 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 | $1,004 | $904 to $1,104 | $40,160 | $19.31/hr | +12.6% |
| 1 bedroom | $1,053 | $948 to $1,158 | $42,120 | $20.25/hr | +11.1% |
| 2 bedroom | $1,254 | $1,129 to $1,379 | $50,160 | $24.12/hr | +9.9% |
| 3 bedroom | $1,743 | $1,569 to $1,917 | $69,720 | $33.52/hr | +9.1% |
| 4 bedroom | $2,104 | $1,894 to $2,314 | $84,160 | $40.46/hr | +11.6% |
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 | $2,420 | $2,178 to $2,662 |
| 6 bedroom Estimate | $2,735 | $2,462 to $3,009 |
| 7 bedroom Estimate | $3,051 | $2,746 to $3,356 |
| 8 bedroom Estimate | $3,366 | $3,029 to $3,703 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
HUD sets Fair Market Rent once a year, based on what typical units in the area actually rent for, with utilities folded in. FY 2026 runs October 1, 2025 through September 30, 2026, and in Roanoke city the five published rates run from $1,004 to $2,104, studio through four bedrooms.
Roanoke doesn't get its own number. It sits inside the Roanoke metro and shares one rate with 4 other cities, including Roanoke County, Botetourt County, Salem city. HUD sets metro FMRs from rents across the whole metro, which is why a rural corner of a big metro can carry a city-sized rate.
The state median two-bedroom FMR is $1,254. Roanoke comes in at $1,254, within a couple percent of that, and ranks 68th of 133 in Virginia. Against the national median county ($1,018) it's about 23% above. Population is around 99,213.
Counties sharing the Roanoke metro rate
Rates by ZIP code
HUD also publishes Small Area FMRs for the 33 ZIP codes it covers in Roanoke. Two-bedroom rates run from $1,080 in 24015 (Roanoke) to $1,300 in 24011 (Roanoke), a $220 spread inside one city. Whether your housing authority uses the ZIP rate or the city rate depends on whether HUD has designated this area for Small Area FMRs. Ask the PHA which one it's on before you price a unit.
| ZIP | City | 2BR rate | vs county |
|---|---|---|---|
| 24001 | Roanoke | $1,200 | -4.3% |
| 24002 | Roanoke | $1,200 | -4.3% |
| 24003 | Roanoke | $1,200 | -4.3% |
| 24004 | Roanoke | $1,200 | -4.3% |
| 24005 | Roanoke | $1,200 | -4.3% |
| 24006 | Roanoke | $1,200 | -4.3% |
| 24007 | Roanoke | $1,200 | -4.3% |
| 24008 | Roanoke | $1,200 | -4.3% |
| 24009 | Roanoke | $1,200 | -4.3% |
| 24010 | Roanoke | $1,200 | -4.3% |
| 24011 | Roanoke | $1,300 | +3.7% |
| 24012 | Roanoke | $1,250 | -0.3% |
| 24013 | Roanoke | $1,250 | -0.3% |
| 24014 | Roanoke | $1,140 | -9.1% |
| 24015 | Roanoke | $1,080 | -13.9% |
| 24016 | Roanoke | $1,180 | -5.9% |
| 24017 | Roanoke | $1,230 | -1.9% |
| 24022 | Roanoke | $1,200 | -4.3% |
| 24024 | Roanoke | $1,200 | -4.3% |
| 24025 | Roanoke | $1,200 | -4.3% |
| 24026 | Roanoke | $1,200 | -4.3% |
| 24027 | Roanoke | $1,200 | -4.3% |
| 24028 | Roanoke | $1,200 | -4.3% |
| 24029 | Roanoke | $1,200 | -4.3% |
| 24030 | Roanoke | $1,200 | -4.3% |
| 24031 | Roanoke | $1,200 | -4.3% |
| 24032 | Roanoke | $1,200 | -4.3% |
| 24033 | Roanoke | $1,200 | -4.3% |
| 24034 | Roanoke | $1,200 | -4.3% |
| 24035 | Roanoke | $1,200 | -4.3% |
| 24036 | Roanoke | $1,200 | -4.3% |
| 24037 | Roanoke | $1,200 | -4.3% |
| 24038 | Roanoke | $1,200 | -4.3% |
| 24040 | Roanoke | $1,254County rate | — |
| 24042 | Roanoke | $1,254County rate | — |
| 24043 | Roanoke | $1,254County rate | — |
What a voucher pays here
The FMR isn't the check you'd receive. Your local housing authority turns it into a payment standard, set between 90% and 110% of FMR, so a two-bedroom here lands between $1,129 and $1,379. Subtract about 30% of the tenant's income and that's the housing assistance payment. If you ask more than similar unassisted units rent for, the PHA's rent reasonableness check will push back.
At the standard 30% of income, a household needs about $50,160 a year to afford $1,254 a month. On a 40-hour week that's $24 an hour.
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% ($1,129) | HAP at 100% ($1,254) | HAP at 110% ($1,379) |
|---|---|---|---|---|
| $2,500 | $750 | $379 | $504 | $629 |
| $4,000 | $1,200 | $0 | $54 | $179 |
Rate history
The two-bedroom rate went up 10% from FY 2025 ($1,141) to FY 2026 ($1,254). Since FY 2020 it's up 49% in total, about 6.8% 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 | $555 | $668 | $844 | $1,146 | $1,261 | — |
| FY 2021 | $641 | $743 | $941 | $1,268 | $1,387 | +11.5% |
| FY 2022 | $617 | $700 | $879 | $1,187 | $1,316 | -6.6% |
| FY 2023 | $723 | $803 | $990 | $1,358 | $1,533 | +12.6% |
| FY 2024 | $811 | $894 | $1,088 | $1,513 | $1,760 | +9.9% |
| FY 2025 | $892 | $948 | $1,141 | $1,597 | $1,885 | +4.9% |
| FY 2026 | $1,004 | $1,053 | $1,254 | $1,743 | $2,104 | +9.9% |
| FY 2027 | $1,186 | $1,250 | $1,464 | $2,022 | $2,447 | +16.7% |
Nearby counties
Questions people ask
$1,254 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,004 for a studio, $1,053 for one bedroom, $1,743 for three and $2,104 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 Roanoke actually go for?
HUD's number is one input. Search any address in Roanoke for a rent estimate built from nearby comps. 3 free searches, no card.
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