Bristol city, 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).

$1,0912-bedroom FMR, FY2027

$8451-bedroom FMR, FY2027

$65,45080% income limit, family of 4 (FY2026)

$81,800Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Bristol city is $1,091 a month, up 4.5% from $1,044 in FY2026. Bristol city belongs to the Kingsport-Bristol, TN-VA MSA FMR area, 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 Bristol city by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$760	$720	+5.6%	$684 – $836
1 bedroom	$845	$818	+3.3%	$761 – $929
2 bedrooms	$1,091	$1,044	+4.5%	$982 – $1,200
3 bedrooms	$1,375	$1,338	+2.8%	$1,238 – $1,512
4 bedrooms	$1,465	$1,464	+0.1%	$1,319 – $1,611

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 Bristol city that is typically $982 to $1,200 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?

$32,115median income of renter households

$801Median gross rent, all units

30%Rent-to-income ratio (median rent ÷ median renter income)

41%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $32,115 can afford about $803 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,091 is $288 (35.9%) more than that. To rent a two-bedroom at the FMR, a household needs $43,640 a year under the 30% rule, or $39,276 under the common landlord rule that income must be three times the rent.

Bristol city, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$801 ±$73
Median income of renter households	$32,115 ±$8,090
Renters paying 30% or more of income (cost-burdened)	41.2% ±7.8
Renters paying 50% or more (severely cost-burdened)	25.9% ±6.8
Renter households (where the share can be computed)	2,404

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$687	$801	+16.6%
Median renter household income	$23,994	$32,115	+33.8%
Renters paying 30%+ of income	50.6%	41.2%	−9.4 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.

Small Area FMRs by ZIP code (FY2027)

In metro areas HUD also publishes ZIP-level Small Area Fair Market Rents. Housing authorities in designated areas must use them for voucher payment standards; others may opt in. Here the two-bedroom SAFMR ranges from $1,000 to $1,390 depending on the ZIP code.

All 53 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
24201	$770	$860	$1,110	$1,400	$1,490
24202	$750	$840	$1,080	$1,360	$1,450
24203	$780	$870	$1,120	$1,410	$1,500
24209	$780	$870	$1,120	$1,410	$1,500
24210	$750	$840	$1,080	$1,360	$1,450
24211	$860	$960	$1,240	$1,560	$1,670
24212	$770	$850	$1,100	$1,390	$1,480
24219	$760	$760	$1,000	$1,330	$1,530
24221	$730	$770	$1,000	$1,300	$1,370
24224	$810	$810	$1,000	$1,290	$1,490
24230	$780	$790	$1,020	$1,350	$1,570
24236	$750	$840	$1,080	$1,360	$1,450
24244	$710	$780	$1,010	$1,290	$1,370
24245	$690	$770	$1,000	$1,250	$1,340
24250	$700	$770	$1,010	$1,260	$1,350
24251	$690	$770	$1,000	$1,250	$1,340
24258	$750	$830	$1,070	$1,350	$1,440
24270	$750	$820	$1,050	$1,330	$1,440
24271	$810	$900	$1,160	$1,460	$1,560
24290	$770	$860	$1,110	$1,400	$1,490
24292	$920	$940	$1,230	$1,590	$1,620
24319	$790	$830	$1,050	$1,310	$1,610
24327	$750	$840	$1,080	$1,370	$1,460
24340	$720	$810	$1,040	$1,310	$1,400
24361	$810	$900	$1,160	$1,460	$1,560
24370	$740	$780	$1,000	$1,240	$1,520
37615	$1,010	$1,020	$1,300	$1,570	$1,730
37617	$760	$840	$1,090	$1,370	$1,460
37618	$790	$880	$1,140	$1,440	$1,530
37620	$750	$830	$1,070	$1,350	$1,440
37621	$770	$850	$1,100	$1,390	$1,480
37625	$770	$850	$1,100	$1,390	$1,480
37642	$800	$890	$1,150	$1,450	$1,540
37645	$700	$780	$1,010	$1,270	$1,360
37656	$860	$880	$1,130	$1,370	$1,500
37659	$1,070	$1,080	$1,380	$1,660	$1,830
37660	$810	$910	$1,170	$1,470	$1,570
37662	$770	$850	$1,100	$1,390	$1,480
37663	$800	$880	$1,140	$1,440	$1,530
37664	$730	$810	$1,050	$1,320	$1,410
37665	$690	$770	$1,000	$1,250	$1,340
37669	$770	$850	$1,100	$1,390	$1,480
37686	$970	$1,080	$1,390	$1,750	$1,870
37694	$800	$810	$1,020	$1,260	$1,400
37711	$800	$800	$1,030	$1,300	$1,650
37731	$710	$790	$1,000	$1,240	$1,350
37745	$700	$800	$1,010	$1,280	$1,380
37811	$700	$770	$1,000	$1,270	$1,350
37857	$690	$770	$1,000	$1,250	$1,340
37869	$760	$840	$1,000	$1,210	$1,360
37873	$690	$770	$1,000	$1,250	$1,340
37881	$750	$840	$1,000	$1,260	$1,380
37891	$800	$800	$1,030	$1,300	$1,650

Source: HUD FY2027 Small Area FMRs (effective October 1, 2026).

HUD income limits for Bristol city (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $81,800 (FY2025: $79,000, +3.5%). 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%)	$17,200 +6.8%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +5.1%	$54,000 +6.6%
Very low income (50%)	$28,650 +6.7%	$32,750 +6.7%	$36,850 +6.7%	$40,900 +6.6%	$44,200 +6.6%	$47,450 +6.6%	$50,750 +6.6%	$54,000 +6.6%
Low income (80%)	$45,850 +6.8%	$52,400 +6.7%	$58,950 +6.7%	$65,450 +6.7%	$70,700 +6.6%	$75,950 +6.7%	$81,200 +6.7%	$86,400 +6.7%

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.