HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Waynesboro city, Virginia (FY 2027)
A two-bedroom in Waynesboro city carries a FY 2027 Fair Market Rent of $1,199 a month, effective October 1, 2026 through September 30, 2027. Everything Section 8 pays in Waynesboro keys off that figure.
Two-bedroom FMR
$1,199
-4.9% from FY 2026
Payment standard
$1,079–$1,319
90% to 110% of the FMR, two-bedroom
Income to afford
$47,960
a year, with rent at 30% of income
Rank in Virginia
73rd 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 | $1,041 | $937–$1,145 | $41,640 | $20.02/hr | -4.3% |
| 1 bedroom | $1,047 | $942–$1,152 | $41,880 | $20.13/hr | -4.4% |
| 2 bedroom | $1,199 | $1,079–$1,319 | $47,960 | $23.06/hr | -4.9% |
| 3 bedroom | $1,634 | $1,471–$1,797 | $65,360 | $31.42/hr | -5.8% |
| 4 bedroom | $1,798 | $1,618–$1,978 | $71,920 | $34.58/hr | -7.4% |
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 | $2,068 | $1,861–$2,275 |
| 6 bedroom Estimate | $2,337 | $2,103–$2,571 |
| 7 bedroom Estimate | $2,607 | $2,346–$2,868 |
| 8 bedroom Estimate | $2,877 | $2,589–$3,165 |
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 Waynesboro actually rent for?
Search any address in Waynesboro 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 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 $1,079 and $1,319. 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 $47,960 a year to afford $1,199 a month. On a 40-hour week that's $23 an hour.
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%$1,079 | Voucher pays at 100%$1,199 | Voucher pays at 110%$1,319 |
|---|---|---|---|---|
| $2,500 | $750 | $329 | $449 | $569 |
| $4,000 | $1,200 | $0 | $0 | $119 |
Rate history
The two-bedroom rate went down 5% from FY 2026 ($1,261) to FY 2027 ($1,199). Since FY 2020 it's up 33% in total, about 4.2% 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 | $678 | $683 | $899 | $1,222 | $1,285 | — |
| FY 2021 | $690 | $695 | $910 | $1,239 | $1,416 | +1.2% |
| FY 2022 | $729 | $734 | $917 | $1,255 | $1,531 | +0.8% |
| FY 2023 | $824 | $829 | $989 | $1,380 | $1,685 | +7.9% |
| FY 2024 | $981 | $987 | $1,149 | $1,616 | $1,922 | +16.2% |
| FY 2025 | $1,107 | $1,114 | $1,282 | $1,796 | $2,092 | +11.6% |
| FY 2026 | $1,088 | $1,095 | $1,261 | $1,734 | $1,941 | -1.6% |
| FY 2027In effect | $1,041 | $1,047 | $1,199 | $1,634 | $1,798 | -4.9% |
About this rate
HUD sets Fair Market Rent once a year, based on what typical units in the area actually rent for, with utilities folded in. FY 2027 runs October 1, 2026 through September 30, 2027, and in Waynesboro city the five published rates run from $1,041 to $1,798, studio through four bedrooms.
Waynesboro doesn't get its own number. It sits inside the Staunton-Stuarts Draft metro and shares one rate with 2 other cities, including Augusta County, Staunton 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 $1,262. Waynesboro comes in at $1,199, about 5% below that, and ranks 73rd of 133 in Virginia. Against the national median county ($1,063) it's about 13% above. Population is around 22,841.
Rates by ZIP code
HUD also publishes Small Area FMRs by ZIP code. For the one ZIP code it covers in Waynesboro, the two-bedroom rate is $1,140 across the board, so there's no ZIP-level story here.
| ZIP | City | 2BR rate | vs county |
|---|---|---|---|
| 22980 | Waynesboro | $1,140 | -4.9% |
Counties sharing the Staunton-Stuarts Draft metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,199 two-bedroom figure as Waynesboro.
Nearby counties
Two-bedroom FMR, with how each compares to Waynesboro.
Staunton city
10 mi · 25,948 people
$1,199
same rate
Augusta County
12 mi · 78,033 people
$1,199
same rate
Albemarle County
18 mi · 114,919 people
$1,642
+37%
Nelson County
21 mi · 14,732 people
$1,642
+37%
Charlottesville city
23 mi · 45,437 people
$1,642
+37%
Harrisonburg city
26 mi · 51,392 people
$1,264
+5%
Greene County
27 mi · 21,155 people
$1,642
+37%
Rockingham County
29 mi · 85,600 people
$1,264
+5%
Questions people ask
$1,199 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,041 for a studio, $1,047 for one bedroom, $1,634 for three and $1,798 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 Waynesboro actually go for?
HUD's number is one input. Search any address in Waynesboro for a rent estimate built from nearby comps. Free to start, no card.
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