Berkeley County, WV: 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).

$1,2152-bedroom FMR, FY2027

$9491-bedroom FMR, FY2027

$77,10080% income limit, family of 4 (FY2026)

$96,400Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Berkeley County is $1,215 a month, down 1.5% from $1,233 in FY2026. Berkeley County belongs to the Martinsburg, WV 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 Berkeley County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$884	$850	+4.0%	$796 – $972
1 bedroom	$949	$971	−2.3%	$855 – $1,043
2 bedrooms	$1,215	$1,233	−1.5%	$1,094 – $1,336
3 bedrooms	$1,682	$1,702	−1.2%	$1,514 – $1,850
4 bedrooms	$1,913	$1,947	−1.7%	$1,722 – $2,104

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 Berkeley County that is typically $1,094 to $1,336 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?

$51,926median income of renter households

$1,233Median gross rent, all units

28%Rent-to-income ratio (median rent ÷ median renter income)

48%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $51,926 can afford about $1,298 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,215 is $83 (6.4%) less than that. To rent a two-bedroom at the FMR, a household needs $48,600 a year under the 30% rule, or $43,740 under the common landlord rule that income must be three times the rent.

Berkeley County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,233 ±$69
Median income of renter households	$51,926 ±$4,362
Renters paying 30% or more of income (cost-burdened)	48.0% ±5.2
Renters paying 50% or more (severely cost-burdened)	21.3% ±3.3
Renter households (where the share can be computed)	10,918

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$995	$1,233	+23.9%
Median renter household income	$41,001	$51,926	+26.6%
Renters paying 30%+ of income	43.7%	48.0%	+4.3 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 $1,110 to $1,510 depending on the ZIP code.

All 14 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
25401	$770	$880	$1,110	$1,540	$1,760
25402	$890	$950	$1,220	$1,690	$1,920
25403	$950	$1,020	$1,310	$1,810	$2,060
25404	$890	$950	$1,220	$1,690	$1,920
25405	$1,100	$1,180	$1,510	$2,090	$2,380
25411	$770	$890	$1,110	$1,540	$1,760
25413	$950	$1,020	$1,310	$1,810	$2,060
25419	$860	$920	$1,180	$1,630	$1,860
25420	$970	$1,060	$1,340	$1,810	$2,150
25421	$890	$950	$1,220	$1,690	$1,920
25427	$880	$970	$1,210	$1,650	$1,930
25428	$980	$1,050	$1,350	$1,870	$2,130
25430	$1,110	$1,140	$1,480	$2,020	$2,430
25443	$980	$990	$1,290	$1,770	$2,160

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

HUD income limits for Berkeley County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $96,400 (FY2025: $99,600, −3.2%). 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%)	$20,250 +7.4%	$23,150 +7.4%	$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%)	$33,750 +7.5%	$38,600 +7.7%	$43,400 +7.6%	$48,200 +7.6%	$52,100 +7.6%	$55,950 +7.6%	$59,800 +7.6%	$63,650 +7.6%
Low income (80%)	$54,000 +7.6%	$61,700 +7.5%	$69,400 +7.5%	$77,100 +7.5%	$83,300 +7.6%	$89,450 +7.5%	$95,650 +7.5%	$101,800 +7.6%

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.