Monongalia 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).

$1,1432-bedroom FMR, FY2027

$9021-bedroom FMR, FY2027

$82,40080% income limit, family of 4 (FY2026)

$103,000Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Monongalia County is $1,143 a month, up 4.0% from $1,099 in FY2026. Monongalia County belongs to the Morgantown, WV MSA 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 Monongalia County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$876	$871	+0.6%	$789 – $963
1 bedroom	$902	$877	+2.9%	$812 – $992
2 bedrooms	$1,143	$1,099	+4.0%	$1,029 – $1,257
3 bedrooms	$1,404	$1,318	+6.5%	$1,264 – $1,544
4 bedrooms	$1,704	$1,657	+2.8%	$1,534 – $1,874

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 Monongalia County that is typically $1,029 to $1,257 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?

$33,682median income of renter households

$987Median gross rent, all units

35%Rent-to-income ratio (median rent ÷ median renter income)

54%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $33,682 can afford about $842 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,143 is $301 (35.7%) more than that. To rent a two-bedroom at the FMR, a household needs $45,720 a year under the 30% rule, or $41,148 under the common landlord rule that income must be three times the rent.

Monongalia County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$987 ±$25
Median income of renter households	$33,682 ±$1,935
Renters paying 30% or more of income (cost-burdened)	54.2% ±4.1
Renters paying 50% or more (severely cost-burdened)	29.3% ±3.1
Renter households (where the share can be computed)	17,017

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$834	$987	+18.3%
Median renter household income	$29,207	$33,682	+15.3%
Renters paying 30%+ of income	52.5%	54.2%	+1.7 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 $990 to $1,520 depending on the ZIP code.

All 40 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
26287	$790	$790	$990	$1,280	$1,500
26354	$790	$790	$990	$1,220	$1,500
26374	$930	$970	$1,220	$1,520	$1,800
26405	$790	$790	$990	$1,240	$1,500
26410	$1,170	$1,200	$1,520	$1,870	$2,270
26425	$790	$790	$990	$1,190	$1,500
26440	$860	$930	$1,160	$1,460	$1,670
26444	$910	$940	$1,190	$1,460	$1,770
26501	$860	$880	$1,120	$1,380	$1,670
26504	$890	$910	$1,160	$1,430	$1,730
26505	$930	$950	$1,210	$1,490	$1,800
26506	$930	$950	$1,210	$1,490	$1,800
26507	$890	$910	$1,160	$1,430	$1,730
26508	$940	$960	$1,220	$1,500	$1,820
26519	$800	$830	$1,050	$1,290	$1,570
26520	$790	$790	$990	$1,190	$1,500
26521	$890	$910	$1,160	$1,430	$1,730
26524	$880	$920	$1,160	$1,420	$1,720
26525	$790	$790	$990	$1,200	$1,500
26527	$890	$910	$1,160	$1,430	$1,730
26531	$890	$910	$1,160	$1,430	$1,730
26534	$880	$900	$1,150	$1,410	$1,710
26537	$790	$790	$990	$1,190	$1,500
26541	$900	$920	$1,170	$1,440	$1,740
26542	$1,140	$1,180	$1,490	$1,830	$2,220
26543	$890	$910	$1,160	$1,430	$1,730
26544	$890	$910	$1,160	$1,430	$1,730
26546	$860	$880	$1,120	$1,380	$1,670
26547	$790	$790	$990	$1,190	$1,500
26554	$840	$940	$1,150	$1,430	$1,910
26562	$790	$810	$990	$1,270	$1,500
26570	$790	$790	$990	$1,190	$1,510
26575	$790	$800	$990	$1,240	$1,500
26582	$790	$790	$990	$1,190	$1,580
26585	$790	$870	$1,050	$1,310	$1,710
26588	$790	$790	$990	$1,190	$1,570
26590	$890	$910	$1,160	$1,430	$1,730
26705	$790	$790	$990	$1,200	$1,500
26716	$790	$810	$990	$1,320	$1,500
26764	$790	$790	$990	$1,200	$1,500

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

HUD income limits for Monongalia County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $103,000 (FY2025: $98,400, +4.7%). 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%)	$21,650 +4.8%	$24,750 +4.9%	$27,850 +4.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$36,050 +4.6%	$41,200 +4.6%	$46,350 +4.6%	$51,500 +4.7%	$55,650 +4.7%	$59,750 +4.6%	$63,900 +4.7%	$68,000 +4.7%
Low income (80%)	$57,700 +4.7%	$65,950 +4.7%	$74,200 +4.7%	$82,400 +4.7%	$89,000 +4.7%	$95,600 +4.7%	$102,200 +4.7%	$108,800 +4.7%

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.