Charlotte 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).

$9432-bedroom FMR, FY2027

$7211-bedroom FMR, FY2027

$64,15080% income limit, family of 4 (FY2026)

$80,200Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Charlotte County is $943 a month, up 3.2% from $914 in FY2026. Charlotte County belongs to the Charlotte 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 Charlotte County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$716	$692	+3.5%	$645 – $787
1 bedroom	$721	$697	+3.4%	$649 – $793
2 bedrooms	$943	$914	+3.2%	$849 – $1,037
3 bedrooms	$1,161	$1,146	+1.3%	$1,045 – $1,277
4 bedrooms	$1,576	$1,533	+2.8%	$1,419 – $1,733

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 Charlotte County that is typically $849 to $1,037 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?

$28,808median income of renter households

$732Median gross rent, all units

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

51%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $28,808 can afford about $720 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $943 is $223 (30.9%) more than that. To rent a two-bedroom at the FMR, a household needs $37,720 a year under the 30% rule, or $33,948 under the common landlord rule that income must be three times the rent.

Charlotte County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$732 ±$44
Median income of renter households	$28,808 ±$9,456
Renters paying 30% or more of income (cost-burdened)	51.3% ±6.4
Renters paying 50% or more (severely cost-burdened)	32.7% ±9.3
Renter households (where the share can be computed)	912

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$620	$732	+18.1%
Median renter household income	$24,806	$28,808	+16.1%
Renters paying 30%+ of income	53.3%	51.3%	−2.0 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 Charlotte County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $80,200 (FY2025: $76,700, +4.6%). 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%)	$16,850 +2.4%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$49,750 +2.7%	$52,950 +2.7%
Very low income (50%)	$28,100 +2.7%	$32,100 +2.7%	$36,100 +2.7%	$40,100 +2.7%	$43,350 +2.7%	$46,550 +2.8%	$49,750 +2.7%	$52,950 +2.7%
Low income (80%)	$44,950 +2.7%	$51,350 +2.7%	$57,750 +2.7%	$64,150 +2.6%	$69,300 +2.7%	$74,450 +2.7%	$79,550 +2.6%	$84,700 +2.7%

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.