Culpeper 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).

$1,5962-bedroom FMR, FY2027

$1,2991-bedroom FMR, FY2027

$96,50080% income limit, family of 4 (FY2026)

$120,600Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Culpeper County is $1,596 a month, up 12.2% from $1,423 in FY2026. Culpeper County belongs to the Culpeper County, VA HUD Metro FMR Area 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 Culpeper County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,292	$1,149	+12.4%	$1,163 – $1,421
1 bedroom	$1,299	$1,170	+11.0%	$1,170 – $1,428
2 bedrooms	$1,596	$1,423	+12.2%	$1,437 – $1,755
3 bedrooms	$2,187	$1,978	+10.6%	$1,969 – $2,405
4 bedrooms	$2,195	$2,007	+9.4%	$1,976 – $2,414

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 Culpeper County that is typically $1,437 to $1,755 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?

$59,748median income of renter households

$1,423Median gross rent, all units

29%Rent-to-income ratio (median rent ÷ median renter income)

46%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $59,748 can afford about $1,494 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,596 is $102 (6.8%) more than that. To rent a two-bedroom at the FMR, a household needs $63,840 a year under the 30% rule, or $57,456 under the common landlord rule that income must be three times the rent.

Culpeper County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,423 ±$60
Median income of renter households	$59,748 ±$7,956
Renters paying 30% or more of income (cost-burdened)	45.8% ±7.1
Renters paying 50% or more (severely cost-burdened)	17.5% ±5.4
Renter households (where the share can be computed)	4,304

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$1,160	$1,423	+22.7%
Median renter household income	$44,600	$59,748	+34.0%
Renters paying 30%+ of income	50.8%	45.8%	−5.0 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.

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 $1,340 to $2,150 depending on the ZIP code.

All 19 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
20106	$1,520	$1,560	$1,810	$2,330	$2,590
20186	$1,580	$1,650	$1,830	$2,330	$2,750
22407	$1,860	$1,940	$2,150	$2,740	$3,230
22701	$1,280	$1,290	$1,580	$2,160	$2,180
22713	$1,310	$1,330	$1,590	$2,130	$2,230
22714	$1,290	$1,300	$1,600	$2,190	$2,200
22716	$1,350	$1,410	$1,570	$1,930	$2,310
22718	$1,290	$1,300	$1,600	$2,190	$2,200
22724	$1,570	$1,630	$1,830	$2,340	$2,710
22726	$1,290	$1,300	$1,600	$2,190	$2,200
22729	$1,280	$1,290	$1,580	$2,160	$2,180
22733	$1,170	$1,180	$1,430	$1,960	$2,060
22734	$1,620	$1,690	$1,880	$2,410	$2,810
22735	$1,110	$1,160	$1,340	$1,810	$1,950
22736	$1,800	$1,860	$2,090	$2,710	$3,160
22737	$1,290	$1,300	$1,600	$2,190	$2,200
22740	$1,360	$1,430	$1,560	$1,880	$2,330
22741	$1,290	$1,300	$1,600	$2,190	$2,200
22746	$1,290	$1,300	$1,600	$2,190	$2,200

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

HUD income limits for Culpeper County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $120,600 (FY2025: $115,100, +4.8%). 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%)	$25,350 +4.8%	$29,000 +4.9%	$32,600 +4.8%	$36,200 +4.8%	$39,100 +3.9%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$42,250 +4.8%	$48,250 +4.8%	$54,300 +4.8%	$60,300 +4.8%	$65,150 +4.7%	$69,950 +4.7%	$74,800 +4.8%	$79,600 +4.7%
Low income (80%)	$67,550 +4.7%	$77,200 +4.7%	$86,850 +4.8%	$96,500 +4.8%	$104,250 +4.8%	$111,950 +4.8%	$119,700 +4.8%	$127,400 +4.8%

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.