Surry 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).

$1,0642-bedroom FMR, FY2027

$9521-bedroom FMR, FY2027

$80,25080% income limit, family of 4 (FY2026)

$100,300Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Surry County is $1,064 a month, up 2.4% from $1,039 in FY2026. Surry County belongs to the Surry 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 Surry County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$938	$905	+3.6%	$845 – $1,031
1 bedroom	$952	$920	+3.5%	$857 – $1,047
2 bedrooms	$1,064	$1,039	+2.4%	$958 – $1,170
3 bedrooms	$1,473	$1,445	+1.9%	$1,326 – $1,620
4 bedrooms	$1,778	$1,743	+2.0%	$1,601 – $1,955

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 Surry County that is typically $958 to $1,170 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?

$47,750median income of renter households

$983Median gross rent, all units

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

44%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $47,750 can afford about $1,194 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,064 is $130 (10.9%) less than that. To rent a two-bedroom at the FMR, a household needs $42,560 a year under the 30% rule, or $38,304 under the common landlord rule that income must be three times the rent.

Surry County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$983 ±$78
Median income of renter households	$47,750 ±$10,562
Renters paying 30% or more of income (cost-burdened)	43.5% ±12.0
Renters paying 50% or more (severely cost-burdened)	23.2% ±11.1
Renter households (where the share can be computed)	474

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$903	$983	+8.9%
Median renter household income	$26,974	$47,750	+77.0%
Renters paying 30%+ of income	41.4%	43.5%	+2.1 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 $1,070 to $1,550 depending on the ZIP code.

All 10 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
23430	$1,250	$1,270	$1,420	$1,960	$2,310
23839	$1,030	$1,070	$1,170	$1,510	$1,840
23842	$1,300	$1,360	$1,490	$1,870	$2,300
23846	$1,240	$1,260	$1,410	$1,910	$2,320
23866	$1,170	$1,200	$1,370	$1,850	$2,270
23881	$1,300	$1,360	$1,490	$1,870	$2,300
23883	$1,370	$1,390	$1,550	$2,150	$2,590
23888	$1,010	$1,040	$1,150	$1,450	$1,780
23890	$1,300	$1,360	$1,490	$1,870	$2,300
23899	$940	$960	$1,070	$1,480	$1,790

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

HUD income limits for Surry County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $100,300 (FY2025: $100,300, ±0.0%). 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%)	$21,100 +4.2%	$24,100 +4.1%	$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%)	$35,150 +4.1%	$40,150 +4.2%	$45,150 +4.2%	$50,150 +4.2%	$54,200 +4.2%	$58,200 +4.1%	$62,200 +4.2%	$66,200 +4.2%
Low income (80%)	$56,200 +4.2%	$64,200 +4.1%	$72,250 +4.2%	$80,250 +4.2%	$86,700 +4.1%	$93,100 +4.1%	$99,550 +4.2%	$105,950 +4.1%

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.