Highland 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

$7791-bedroom FMR, FY2027

$70,40080% income limit, family of 4 (FY2026)

$88,300Median family income (FY2026)

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

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$775	$745	+4.0%	$698 – $852
1 bedroom	$779	$749	+4.0%	$702 – $856
2 bedrooms	$943	$914	+3.2%	$849 – $1,037
3 bedrooms	$1,233	$1,233	±0.0%	$1,110 – $1,356
4 bedrooms	$1,460	$1,429	+2.2%	$1,314 – $1,606

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 Highland 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?

$35,885median income of renter households (low reliability)

$856Median gross rent, all units

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

At the 30% rule, a renter household earning the local median of $35,885 can afford about $897 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $943 is $46 (5.1%) 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.

Highland County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$856 ±$213
Median income of renter households	$35,885 ±$21,706
Rent burden	too few renter households for a reliable share

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$618	$856	+38.5%
Median renter household income	$31,167	$35,885	+15.1%

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 Highland County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $88,300 (FY2025: $83,200, +6.1%). 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%)	$18,500 +10.1%	$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 +5.5%
Very low income (50%)	$30,800 +10.0%	$35,200 +10.0%	$39,600 +10.0%	$44,000 +10.0%	$47,500 +10.0%	$51,000 +9.9%	$54,550 +10.0%	$58,050 +9.9%
Low income (80%)	$49,250 +9.9%	$56,300 +10.0%	$63,350 +10.0%	$70,400 +10.0%	$76,050 +10.0%	$81,650 +10.0%	$87,300 +9.9%	$92,950 +10.0%

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.