HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Mingo County, West Virginia (FY 2026)
$898 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Mingo County, and it's the baseline every voucher in Mingo is measured against.
2 bedroom FMR
$898
FY 2026, utilities included
Payment standard range
$808 to $988
90% to 110% of FMR
Income to afford 2BR
$35,920
per year, at 30% of income
Rank in West Virginia
29th of 55
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Mingo moves to $961. 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 Mingo actually rent for?
Search any address in Mingo 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 | $689 | $620 to $758 | $27,560 | $13.25/hr | +6.8% |
| 1 bedroom | $696 | $626 to $766 | $27,840 | $13.38/hr | +7.2% |
| 2 bedroom | $898 | $808 to $988 | $35,920 | $17.27/hr | +5.4% |
| 3 bedroom | $1,077 | $969 to $1,185 | $43,080 | $20.71/hr | -1.5% |
| 4 bedroom | $1,288 | $1,159 to $1,417 | $51,520 | $24.77/hr | -10.0% |
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 | $1,481 | $1,333 to $1,629 |
| 6 bedroom Estimate | $1,674 | $1,507 to $1,841 |
| 7 bedroom Estimate | $1,868 | $1,681 to $2,055 |
| 8 bedroom Estimate | $2,061 | $1,855 to $2,267 |
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 Mingo, that runs from $689 for a studio up to $1,288 for four bedrooms, all five rates in the table above.
Because Mingo 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, Justice included.
Among West Virginia's 55 counties, Mingo ranks 29th for two-bedroom FMR. That's within a couple percent of the state median of $915 and about 12% below the national median county at $1,018. About 23,466 people live here, 26th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $870 in 25670 (Delbarton) and $980 in 25661 (Williamson), with the 19 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 |
|---|---|---|---|
| 24851 | Justice | $900 | +0.2% |
| 25608 | Baisden | $900 | +0.2% |
| 25621 | Gilbert | $880 | -2.0% |
| 25650 | Verner | $900 | +0.2% |
| 25651 | Wharncliffe | $900 | +0.2% |
| 25661 | Williamson | $980 | +9.1% |
| 25665 | Borderland | $898County rate | — |
| 25666 | Breeden | $900 | +0.2% |
| 25667 | Chattaroy | $980 | +9.1% |
| 25670 | Delbarton | $870 | -3.1% |
| 25671 | Dingess | $970 | +8.0% |
| 25672 | Edgarton | $900 | +0.2% |
| 25674 | Kermit | $970 | +8.0% |
| 25676 | Lenore | $940 | +4.7% |
| 25678 | Matewan | $870 | -3.1% |
| 25685 | Naugatuck | $970 | +8.0% |
| 25686 | Newtown | $898County rate | — |
| 25688 | North Matewan | $870 | -3.1% |
| 25690 | Ragland | $870 | -3.1% |
| 25691 | Rawl | $898County rate | — |
| 25692 | Red Jacket | $900 | +0.2% |
| 25696 | Varney | $900 | +0.2% |
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 Mingo somewhere between $808 and $988. 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.
$898 a month is affordable, by HUD's 30% rule, on an income of roughly $35,920 a year. Put another way, $17 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% ($808) | HAP at 100% ($898) | HAP at 110% ($988) |
|---|---|---|---|---|
| $2,500 | $750 | $58 | $148 | $238 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 5% from FY 2025 ($852) to FY 2026 ($898). Since FY 2020 it's up 30% in total, about 4.4% a year. The West Virginia median moved up 4% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $523 | $526 | $693 | $864 | $939 | — |
| FY 2021 | $510 | $513 | $676 | $841 | $936 | -2.5% |
| FY 2022 | $532 | $536 | $705 | $883 | $1,077 | +4.3% |
| FY 2023 | $557 | $561 | $738 | $980 | $1,252 | +4.7% |
| FY 2024 | $641 | $645 | $848 | $1,127 | $1,439 | +14.9% |
| FY 2025 | $645 | $649 | $852 | $1,093 | $1,431 | +0.5% |
| FY 2026 | $689 | $696 | $898 | $1,077 | $1,288 | +5.4% |
| FY 2027 | $721 | $745 | $961 | $1,145 | $1,389 | +7.0% |
Nearby counties
Questions people ask
$898 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $689 for a studio, $696 for one bedroom, $1,077 for three and $1,288 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 Mingo actually go for?
HUD's number is one input. Search any address in Mingo for a rent estimate built from nearby comps. 3 free searches, no card.
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