Orange 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).

$1,2622-bedroom FMR, FY2027

$1,0431-bedroom FMR, FY2027

$90,95080% income limit, family of 4 (FY2026)

$113,700Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Orange County is $1,262 a month, up 2.3% from $1,234 in FY2026. Orange County belongs to the Orange 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 Orange County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,037	$1,005	+3.2%	$934 – $1,140
1 bedroom	$1,043	$1,012	+3.1%	$939 – $1,147
2 bedrooms	$1,262	$1,234	+2.3%	$1,136 – $1,388
3 bedrooms	$1,747	$1,716	+1.8%	$1,573 – $1,921
4 bedrooms	$1,953	$1,929	+1.2%	$1,758 – $2,148

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 Orange County that is typically $1,136 to $1,388 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?

$57,961median income of renter households

$1,205Median gross rent, all units

25%Rent-to-income ratio (median rent ÷ median renter income)

39%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $57,961 can afford about $1,449 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,262 is $187 (12.9%) less than that. To rent a two-bedroom at the FMR, a household needs $50,480 a year under the 30% rule, or $45,432 under the common landlord rule that income must be three times the rent.

Orange County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,205 ±$96
Median income of renter households	$57,961 ±$5,870
Renters paying 30% or more of income (cost-burdened)	39.4% ±8.9
Renters paying 50% or more (severely cost-burdened)	18.9% ±6.2
Renter households (where the share can be computed)	2,695

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$987	$1,205	+22.1%
Median renter household income	$40,235	$57,961	+44.1%
Renters paying 30%+ of income	47.4%	39.4%	−8.0 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 Orange County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $113,700 (FY2025: $118,600, −4.1%). 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%)	$23,900 −2.4%	$27,300 −2.5%	$30,700 −2.5%	$34,100 −2.4%	$38,680 +2.5%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$39,800 −2.3%	$45,500 −2.4%	$51,200 −2.3%	$56,850 −2.4%	$61,400 −2.4%	$65,950 −2.4%	$70,500 −2.4%	$75,050 −2.4%
Low income (80%)	$63,700 −2.4%	$72,800 −2.3%	$81,900 −2.3%	$90,950 −2.4%	$98,250 −2.4%	$105,550 −2.4%	$112,800 −2.4%	$120,100 −2.4%

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.