Bath County, VA: Fair Market Rent 2027 and Income Limits

Official HUD figures for landlords and renters, effective October 1, 2026 (rents) and May 1, 2026 (income limits).

$1,0102-bedroom FMR, FY2027

$8351-bedroom FMR, FY2027

$71,75080% income limit, family of 4 (FY2026)

$89,700Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Bath County is $1,010 a month, up 3.4% from $977 in FY2026. Bath County belongs to the Bath County, VA FMR area (non-metro county), so the same figures apply across that area. FMRs are gross rents: rent plus all tenant-paid utilities except phone, cable and internet.

Fair market rent in Bath County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$830	$796	+4.3%	$747 – $913
1 bedroom	$835	$801	+4.2%	$752 – $918
2 bedrooms	$1,010	$977	+3.4%	$909 – $1,111
3 bedrooms	$1,203	$1,171	+2.7%	$1,083 – $1,323
4 bedrooms	$1,563	$1,528	+2.3%	$1,407 – $1,719

Source: HUD Fair Market Rents FY2027 (effective October 1, 2026) and FY2026 (revised file), details.

What can a landlord charge a Section 8 tenant here?

The FMR is not a cap on what you can ask on the open market. For a Housing Choice Voucher tenant, the local housing authority sets a payment standard, normally between 90% and 110% of the FMR (or of the ZIP-level Small Area FMR where those apply). For a two-bedroom unit in Bath County that is typically $909 to $1,111 including utilities. You can charge more than the payment standard if the rent passes the housing authority's rent-reasonableness test and, at move-in, the tenant's share stays within 40% of their adjusted monthly income. Ask the housing authority for its current payment standard schedule.

Can local renters afford the fair market rent?

$37,696median income of renter households

$736Median gross rent, all units

23%Rent-to-income ratio (median rent ÷ median renter income)

26%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $37,696 can afford about $942 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,010 is $68 (7.2%) more than that. To rent a two-bedroom at the FMR, a household needs $40,400 a year under the 30% rule, or $36,360 under the common landlord rule that income must be three times the rent.

Bath County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$736 ±$207
Median income of renter households	$37,696 ±$2,225
Renters paying 30% or more of income (cost-burdened)	25.5% ±14.9
Renters paying 50% or more (severely cost-burdened)	24.8% ±13.8
Renter households (where the share can be computed)	278

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$537	$736	+37.1%
Median renter household income	$45,625	$37,696	−17.4%
Renters paying 30%+ of income	23.9%	25.5%	+1.6 pts

Rent-to-income calculator: does an applicant qualify? → · Most affordable counties to rent in this state →

Source: U.S. Census Bureau, American Community Survey 5-Year Estimates 2020–2024 and 2015–2019 (tables B25064, B25119, B25070). ± = margin of error at 90% confidence. Dollar figures are not adjusted for inflation.

HUD income limits for Bath County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $89,700 (FY2025: $87,100, +3.0%). Small figures under each limit show the change from FY2025.

Household size	1 person	2 people	3 people	4 people	5 people	6 people	7 people	8 people
Extremely low income (30%)	$18,850 +3.0%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$31,400 +3.1%	$35,900 +3.2%	$40,400 +3.2%	$44,850 +3.1%	$48,450 +3.1%	$52,050 +3.1%	$55,650 +3.2%	$59,250 +3.1%
Low income (80%)	$50,250 +3.1%	$57,400 +3.1%	$64,600 +3.1%	$71,750 +3.1%	$77,500 +3.1%	$83,250 +3.1%	$89,000 +3.1%	$94,750 +3.1%

The 30% limit is HUD's “extremely low income” limit: the higher of 30% of median income or the federal poverty guideline, but never above the 50% limit. That is why it can rise faster than 30% of median for larger households. Tax-credit (LIHTC) properties use separate Multifamily Tax Subsidy Project limits.

Source: HUD Section 8 Income Limits FY2026 (effective May 1, 2026) and FY2025, details.