HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Shenandoah County, Virginia (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Shenandoah County is $1,091 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,091
FY 2026, utilities included
Payment standard range
$982 to $1,200
90% to 110% of FMR
Income to afford 2BR
$43,640
per year, at 30% of income
Rank in Virginia
84th of 133
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Shenandoah moves to $1,172. That's up 7%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Shenandoah actually rent for?
Search any address in Shenandoah 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 | $849 | $764 to $934 | $33,960 | $16.33/hr | +15.7% |
| 1 bedroom | $855 | $770 to $941 | $34,200 | $16.44/hr | +4.8% |
| 2 bedroom | $1,091 | $982 to $1,200 | $43,640 | $20.98/hr | +1.9% |
| 3 bedroom | $1,394 | $1,255 to $1,533 | $55,760 | $26.81/hr | -1.8% |
| 4 bedroom | $1,523 | $1,371 to $1,675 | $60,920 | $29.29/hr | +4.8% |
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 | $1,751 | $1,576 to $1,926 |
| 6 bedroom Estimate | $1,980 | $1,782 to $2,178 |
| 7 bedroom Estimate | $2,208 | $1,987 to $2,429 |
| 8 bedroom Estimate | $2,437 | $2,193 to $2,681 |
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 Shenandoah, that runs from $849 for a studio up to $1,523 for four bedrooms, all five rates in the table above.
Because Shenandoah 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, Strasburg included.
Among Virginia's 133 counties, Shenandoah ranks 84th for two-bedroom FMR. That's about 13% below the state median of $1,254 and about 7% above the national median county at $1,018. About 44,337 people live here, 39th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $980 in 22660 (Toms Brook) and $1,550 in 22644 (Maurertown), with the 12 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 |
|---|---|---|---|
| 22626 | Fishers Hill | $1,091County rate | — |
| 22641 | Strasburg | $1,180 | +8.2% |
| 22644 | Maurertown | $1,550 | +42.1% |
| 22652 | Fort Valley | $1,120 | +2.7% |
| 22657 | Strasburg | $1,170 | +7.2% |
| 22660 | Toms Brook | $980 | -10.2% |
| 22664 | Woodstock | $1,160 | +6.3% |
| 22810 | Basye | $1,090 | -0.1% |
| 22824 | Edinburg | $1,070 | -1.9% |
| 22842 | Mount Jackson | $1,120 | +2.7% |
| 22844 | New Market | $1,260 | +15.5% |
| 22845 | Orkney Springs | $1,090 | -0.1% |
| 22847 | Quicksburg | $1,050 | -3.8% |
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 Shenandoah somewhere between $982 and $1,200. 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.
$1,091 a month is affordable, by HUD's 30% rule, on an income of roughly $43,640 a year. Put another way, $21 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% ($982) | HAP at 100% ($1,091) | HAP at 110% ($1,200) |
|---|---|---|---|---|
| $2,500 | $750 | $232 | $341 | $450 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 2% from FY 2025 ($1,071) to FY 2026 ($1,091). Since FY 2020 it's up 30% in total, about 4.5% 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 | $547 | $637 | $839 | $1,201 | $1,394 | — |
| FY 2021 | $544 | $629 | $824 | $1,179 | $1,346 | -1.8% |
| FY 2022 | $550 | $635 | $828 | $1,176 | $1,258 | +0.5% |
| FY 2023 | $650 | $747 | $972 | $1,368 | $1,373 | +17.4% |
| FY 2024 | $754 | $848 | $1,113 | $1,488 | $1,494 | +14.5% |
| FY 2025 | $734 | $816 | $1,071 | $1,420 | $1,453 | -3.8% |
| FY 2026 | $849 | $855 | $1,091 | $1,394 | $1,523 | +1.9% |
| FY 2027 | $937 | $943 | $1,172 | $1,452 | $1,897 | +7.4% |
Nearby counties
Page County
$92417 mi · pop 23,753
Warren County
$1,31520 mi · pop 40,800
Rappahannock County
$1,37526 mi · pop 7,422
Frederick County
$1,57329 mi · pop 92,007
Winchester city
$1,57330 mi · pop 28,103
Rockingham County
$1,32231 mi · pop 83,905
Clarke County
$2,24632 mi · pop 14,882
Harrisonburg city
$1,32234 mi · pop 51,784
Questions people ask
$1,091 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $849 for a studio, $855 for one bedroom, $1,394 for three and $1,523 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 Shenandoah actually go for?
HUD's number is one input. Search any address in Shenandoah for a rent estimate built from nearby comps. 3 free searches, no card.
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