HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Upshur County, West Virginia (FY 2026)
A two-bedroom in Upshur County carries a FY 2026 Fair Market Rent of $961 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Upshur keys off that figure.
2 bedroom FMR
$961
FY 2026, utilities included
Payment standard range
$865 to $1,057
90% to 110% of FMR
Income to afford 2BR
$38,440
per year, at 30% of income
Rank in West Virginia
17th of 55
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Upshur moves to $993. That's up 3%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Upshur actually rent for?
Search any address in Upshur 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 | $728 | $655 to $801 | $29,120 | $14.00/hr | +1.5% |
| 1 bedroom | $732 | $659 to $805 | $29,280 | $14.08/hr | +1.4% |
| 2 bedroom | $961 | $865 to $1,057 | $38,440 | $18.48/hr | +1.5% |
| 3 bedroom | $1,205 | $1,085 to $1,326 | $48,200 | $23.17/hr | +3.7% |
| 4 bedroom | $1,612 | $1,451 to $1,773 | $64,480 | $31.00/hr | +4.1% |
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 | $1,854 | $1,669 to $2,039 |
| 6 bedroom Estimate | $2,096 | $1,886 to $2,306 |
| 7 bedroom Estimate | $2,337 | $2,103 to $2,571 |
| 8 bedroom Estimate | $2,579 | $2,321 to $2,837 |
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 Upshur, that runs from $728 for a studio up to $1,612 for four bedrooms, all five rates in the table above.
Because Upshur 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, Buckhannon included.
Among West Virginia's 55 counties, Upshur ranks 17th for two-bedroom FMR. That's about 5% above the state median of $915 and about 6% below the national median county at $1,018. About 23,875 people live here, 25th 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 26215 (Cleveland) and $960 in 26218 (French Creek), with the 8 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 Upshur somewhere between $865 and $1,057. 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.
$961 a month is affordable, by HUD's 30% rule, on an income of roughly $38,440 a year. Put another way, $18 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% ($865) | HAP at 100% ($961) | HAP at 110% ($1,057) |
|---|---|---|---|---|
| $2,500 | $750 | $115 | $211 | $307 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 1% from FY 2025 ($947) to FY 2026 ($961). Since FY 2020 it's up 36% in total, about 5.2% 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 | $567 | $571 | $708 | $897 | $1,166 | — |
| FY 2021 | $576 | $579 | $723 | $899 | $1,173 | +2.1% |
| FY 2022 | $590 | $594 | $760 | $944 | $1,228 | +5.1% |
| FY 2023 | $629 | $633 | $806 | $1,004 | $1,232 | +6.1% |
| FY 2024 | $703 | $708 | $924 | $1,156 | $1,403 | +14.6% |
| FY 2025 | $717 | $722 | $947 | $1,162 | $1,548 | +2.5% |
| FY 2026 | $728 | $732 | $961 | $1,205 | $1,612 | +1.5% |
| FY 2027 | $745 | $759 | $993 | $1,271 | $1,660 | +3.3% |
Nearby counties
Questions people ask
$961 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $728 for a studio, $732 for one bedroom, $1,205 for three and $1,612 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 Upshur actually go for?
HUD's number is one input. Search any address in Upshur for a rent estimate built from nearby comps. 3 free searches, no card.
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