HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Rockbridge County, Virginia (FY 2026)
A two-bedroom in Rockbridge County carries a FY 2026 Fair Market Rent of $1,005 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Rockbridge keys off that figure.
2 bedroom FMR
$1,005
FY 2026, utilities included
Payment standard range
$905 to $1,106
90% to 110% of FMR
Income to afford 2BR
$40,200
per year, at 30% of income
Rank in Virginia
94th of 133
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Rockbridge moves to $1,057. 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 Rockbridge actually rent for?
Search any address in Rockbridge 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 | $870 | $783 to $957 | $34,800 | $16.73/hr | +12.0% |
| 1 bedroom | $917 | $825 to $1,009 | $36,680 | $17.63/hr | +12.9% |
| 2 bedroom | $1,005 | $905 to $1,106 | $40,200 | $19.33/hr | +11.8% |
| 3 bedroom | $1,398 | $1,258 to $1,538 | $55,920 | $26.88/hr | +11.0% |
| 4 bedroom | $1,686 | $1,517 to $1,855 | $67,440 | $32.42/hr | +11.7% |
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 | $1,939 | $1,745 to $2,133 |
| 6 bedroom Estimate | $2,192 | $1,973 to $2,411 |
| 7 bedroom Estimate | $2,445 | $2,201 to $2,690 |
| 8 bedroom Estimate | $2,698 | $2,428 to $2,968 |
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 Rockbridge, that runs from $870 for a studio up to $1,686 for four bedrooms, all five rates in the table above.
Because Rockbridge 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, Brownsburg included.
Among Virginia's 133 counties, Rockbridge ranks 94th for two-bedroom FMR. That's about 20% below the state median of $1,254 and within a couple percent of the national median county at $1,018. About 22,673 people live here, 75th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $910 in 24555 (Glasgow) and $1,560 in 24483 (Vesuvius), with the 9 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.
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 Rockbridge somewhere between $905 and $1,106. 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.
$1,005 a month is affordable, by HUD's 30% rule, on an income of roughly $40,200 a year. Put another way, $19 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% ($905) | HAP at 100% ($1,005) | HAP at 110% ($1,106) |
|---|---|---|---|---|
| $2,500 | $750 | $155 | $255 | $356 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 12% from FY 2025 ($899) to FY 2026 ($1,005). Since FY 2020 it's up 26% in total, about 3.9% 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 | $519 | $665 | $797 | $1,060 | $1,165 | — |
| FY 2021 | $508 | $620 | $770 | $1,029 | $1,049 | -3.4% |
| FY 2022 | $520 | $660 | $762 | $1,030 | $1,033 | -1.0% |
| FY 2023 | $615 | $735 | $830 | $1,172 | $1,197 | +8.9% |
| FY 2024 | $772 | $842 | $945 | $1,332 | $1,466 | +13.9% |
| FY 2025 | $777 | $812 | $899 | $1,260 | $1,510 | -4.9% |
| FY 2026 | $870 | $917 | $1,005 | $1,398 | $1,686 | +11.8% |
| FY 2027 | $896 | $971 | $1,057 | $1,464 | $1,767 | +5.2% |
Nearby counties
Questions people ask
$1,005 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $870 for a studio, $917 for one bedroom, $1,398 for three and $1,686 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 Rockbridge actually go for?
HUD's number is one input. Search any address in Rockbridge for a rent estimate built from nearby comps. 3 free searches, no card.
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