HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Shenandoah County, Virginia (FY 2027)
HUD's FY 2027 Fair Market Rent for a two-bedroom in Shenandoah County is $1,172 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
Two-bedroom FMR
$1,172
+7.4% from FY 2026
Payment standard
$1,055–$1,289
90% to 110% of the FMR, two-bedroom
Income to afford
$46,880
a year, with rent at 30% of income
Rank in Virginia
75th 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 | $937 | $843–$1,031 | $37,480 | $18.02/hr | +10.4% |
| 1 bedroom | $943 | $849–$1,037 | $37,720 | $18.13/hr | +10.3% |
| 2 bedroom | $1,172 | $1,055–$1,289 | $46,880 | $22.54/hr | +7.4% |
| 3 bedroom | $1,452 | $1,307–$1,597 | $58,080 | $27.92/hr | +4.2% |
| 4 bedroom | $1,897 | $1,707–$2,087 | $75,880 | $36.48/hr | +24.6% |
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 | $2,182 | $1,964–$2,400 |
| 6 bedroom Estimate | $2,466 | $2,219–$2,713 |
| 7 bedroom Estimate | $2,751 | $2,476–$3,026 |
| 8 bedroom Estimate | $3,035 | $2,732–$3,339 |
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 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.
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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 Shenandoah somewhere between $1,055 and $1,289. 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.
$1,172 a month is affordable, by HUD's 30% rule, on an income of roughly $46,880 a year. Put another way, $23 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%$1,055 | Voucher pays at 100%$1,172 | Voucher pays at 110%$1,289 |
|---|---|---|---|---|
| $2,500 | $750 | $305 | $422 | $539 |
| $4,000 | $1,200 | $0 | $0 | $89 |
Rate history
The two-bedroom rate went up 7% from FY 2026 ($1,091) to FY 2027 ($1,172). Since FY 2020 it's up 40% in total, about 4.9% 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 | $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 2027In effect | $937 | $943 | $1,172 | $1,452 | $1,897 | +7.4% |
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 Shenandoah, that runs from $937 for a studio up to $1,897 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 75th for two-bedroom FMR. That's about 7% below the state median of $1,262 and about 10% above the national median county at $1,063. About 44,925 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 $990 in 22660 (Toms Brook) and $1,670 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 | $1,172County rate | — |
| 22641 | Strasburg | $1,240 | +5.8% |
| 22644 | Maurertown | $1,670 | +42.5% |
| 22652 | Fort Valley | $1,190 | +1.5% |
| 22657 | Strasburg | $1,200 | +2.4% |
| 22660 | Toms Brook | $990 | -15.5% |
| 22664 | Woodstock | $1,200 | +2.4% |
| 22810 | Basye | $1,200 | +2.4% |
| 22824 | Edinburg | $1,160 | -1.0% |
| 22842 | Mount Jackson | $1,220 | +4.1% |
| 22844 | New Market | $1,190 | +1.5% |
| 22845 | Orkney Springs | $1,140 | -2.7% |
| 22847 | Quicksburg | $1,130 | -3.6% |
Nearby counties
Two-bedroom FMR, with how each compares to Shenandoah.
Page County
17 mi · 23,727 people
$953
-19%
Warren County
20 mi · 41,531 people
$1,449
+24%
Rappahannock County
26 mi · 7,427 people
$1,555
+33%
Frederick County
29 mi · 95,008 people
$1,505
+28%
Winchester city
30 mi · 27,913 people
$1,505
+28%
Rockingham County
31 mi · 85,600 people
$1,264
+8%
Clarke County
32 mi · 15,216 people
$2,438
+108%
Harrisonburg city
34 mi · 51,392 people
$1,264
+8%
Questions people ask
$1,172 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $937 for a studio, $943 for one bedroom, $1,452 for three and $1,897 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 Shenandoah actually go for?
HUD's number is one input. Search any address in Shenandoah for a rent estimate built from nearby comps. Free to start, no card.
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