Shenandoah 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).

$1,1722-bedroom FMR, FY2027

$9431-bedroom FMR, FY2027

$70,80080% income limit, family of 4 (FY2026)

$88,500Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Shenandoah County is $1,172 a month, up 7.4% from $1,091 in FY2026. Shenandoah County belongs to the Shenandoah 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 Shenandoah County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$937	$849	+10.4%	$844 – $1,030
1 bedroom	$943	$855	+10.3%	$849 – $1,037
2 bedrooms	$1,172	$1,091	+7.4%	$1,055 – $1,289
3 bedrooms	$1,452	$1,394	+4.2%	$1,307 – $1,597
4 bedrooms	$1,897	$1,523	+24.6%	$1,708 – $2,086

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 Shenandoah County that is typically $1,055 to $1,289 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?

$47,938median income of renter households

$984Median gross rent, all units

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

36%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $47,938 can afford about $1,198 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,172 is $26 (2.2%) less than that. To rent a two-bedroom at the FMR, a household needs $46,880 a year under the 30% rule, or $42,192 under the common landlord rule that income must be three times the rent.

Shenandoah County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$984 ±$31
Median income of renter households	$47,938 ±$3,375
Renters paying 30% or more of income (cost-burdened)	35.9% ±5.9
Renters paying 50% or more (severely cost-burdened)	17.3% ±3.7
Renter households (where the share can be computed)	4,205

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$900	$984	+9.3%
Median renter household income	$36,444	$47,938	+31.5%
Renters paying 30%+ of income	47.4%	35.9%	−11.5 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 Shenandoah County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $88,500 (FY2025: $87,500, +1.1%). 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%)	$18,600 +1.1%	$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 +2.9%
Very low income (50%)	$31,000 +1.1%	$35,400 +1.1%	$39,850 +1.1%	$44,250 +1.1%	$47,800 +1.2%	$51,350 +1.2%	$54,900 +1.2%	$58,450 +1.2%
Low income (80%)	$49,600 +1.2%	$56,650 +1.2%	$63,750 +1.2%	$70,800 +1.1%	$76,500 +1.2%	$82,150 +1.2%	$87,800 +1.2%	$93,500 +1.2%

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.