Morgan 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).

$9792-bedroom FMR, FY2027

$8661-bedroom FMR, FY2027

$72,45080% income limit, family of 4 (FY2026)

$91,300Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Morgan County is $979 a month, up 1.9% from $961 in FY2026. Morgan County belongs to the Morgan County, 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 Morgan County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$682	$663	+2.9%	$614 – $750
1 bedroom	$866	$732	+18.3%	$780 – $952
2 bedrooms	$979	$961	+1.9%	$882 – $1,076
3 bedrooms	$1,243	$1,221	+1.8%	$1,119 – $1,367
4 bedrooms	$1,636	$1,612	+1.5%	$1,473 – $1,799

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 Morgan County that is typically $882 to $1,076 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?

$35,368median income of renter households

$794Median gross rent, all units

27%Rent-to-income ratio (median rent ÷ median renter income)

40%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $35,368 can afford about $884 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $979 is $95 (10.7%) more than that. To rent a two-bedroom at the FMR, a household needs $39,160 a year under the 30% rule, or $35,244 under the common landlord rule that income must be three times the rent.

Morgan County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$794 ±$95
Median income of renter households	$35,368 ±$8,034
Renters paying 30% or more of income (cost-burdened)	40.1% ±5.2
Renters paying 50% or more (severely cost-burdened)	21.9% ±7.9
Renter households (where the share can be computed)	976

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$732	$794	+8.5%
Median renter household income	$29,412	$35,368	+20.3%
Renters paying 30%+ of income	52.8%	40.1%	−12.7 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 $1,110 to $1,420 depending on the ZIP code.

All 4 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
25411	$770	$890	$1,110	$1,540	$1,760
25422	$1,020	$1,130	$1,420	$1,770	$2,380
25427	$880	$970	$1,210	$1,650	$1,930
25434	$1,020	$1,130	$1,420	$1,770	$2,380

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

HUD income limits for Morgan County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $91,300 (FY2025: $82,400, +10.8%). 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%)	$19,050 +10.1%	$21,800 +3.1%	$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%)	$31,700 +9.9%	$36,250 +9.8%	$40,800 +10.0%	$45,300 +10.0%	$48,950 +10.0%	$52,550 +9.9%	$56,200 +10.0%	$59,800 +9.9%
Low income (80%)	$50,750 +10.0%	$58,000 +10.0%	$65,250 +9.9%	$72,450 +9.9%	$78,250 +9.9%	$84,050 +9.9%	$89,850 +9.9%	$95,650 +9.9%

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.