County FMR · HUD FY2026
Clay County Fair Market Rent
HUD's FY2026 Fair Market Rent for Clay County, WV - 14% below the US average.
- $829
- 1-bedroom FMR
- $1,036
- 2-bedroom FMR
- -3.2%
- YoY change
- -14%
- vs US avg
The verdict
Clay is the 8th most expensive of 55 counties in West Virginia by 2-bedroom FMR; nationally it ranks #1,541 most expensive of 3,145 HUD counties.
- #1,541
- most expensive of 3,145 US counties (2BR)
- #8
- most expensive of 55 in West Virginia (2BR)
- +8%
- vs the state average
- $33,160
- income to afford it (30% rule)
Software Developers spend the smallest share of income on rent here (9.6%), while Fast Food and Counter Workers spend the most (39.9%).
FY 2026 HUD Fair Market Rent for Clay County, WV. Verify with HUD →
The Fair Market Rent for a 1-bedroom apartment in Clay County, West Virginia is $829 per month in FY 2026, according to the U.S. Department of Housing and Urban Development (HUD). A 2-bedroom costs $1,036/mo and a studio is $714/mo. This is 14% lower than the national average of $959 and 8% above the West Virginia average of $766.
Rent decreased3.2% from FY 2025 ($856), declining against the trend. Under the 30% rule, affordability starts near $33,160/year for a 1-bedroom.
FY 2026 HUD Fair Market Rents in West Virginia. Population: 8,049. Population declined 9.6% over the past five years (Census ACS), a trend that can ease rental-market pressure over time even as FMR reflects recent rent levels. That's slower than West Virginia's statewide growth of -2.4% over the same period.
What these rents mean for Clay County
HUD publishes one FMR schedule per FMR area (often the county). Local housing authorities use it as the Section 8 Housing Choice Voucher payment-standard baseline. See how FMR is calculated.
According to HUD's FY 2026 Fair Market Rent schedule, Clay County's 2-bedroom of $1,036 ranks #1,541 most expensive of 3,145 US counties, in the middle half of HUD counties.
Clay County's 1-bedroom FMR tracks close to the national mid-point (14% below the US average of $959), while sitting 8% above the West Virginia average of $766. Year-over-year, the 1-bedroom FMR moved from$856 in FY 2025 to $829 in FY 2026, a change of -3.2%, which suggests softening demand or revised HUD sampling.
At the FY 2026 1-bedroom FMR of $829, the 30% rule points to $33,160/year (about $2,763/month) versus this county's median household income of $42,790. A 2-bedroom at $1,036 pushes the threshold higher.
Fair Market Rents (2026)
Year-over-Year Comparison
| Bedrooms | FY 2025 | FY 2026 | Change |
|---|---|---|---|
| Studio | $723 | $714 | $-9 (-1.2%) |
| 1 Bedroom | $856 | $829 | $-27 (-3.2%) |
| 2 Bedroom | $1,054 | $1,036 | $-18 (-1.7%) |
| 3 Bedroom | $1,356 | $1,325 | $-31 (-2.3%) |
| 4 Bedroom | $1,397 | $1,372 | $-25 (-1.8%) |
Affordability Snapshot
Based on the standard that rent should not exceed 30% of gross income:
Rent Burden Analysis
How much of household income goes to rent in Clay County. The 30% threshold indicates cost burden.
How we calculate this
Rent burden = (FMR × 12) ÷ county median household income. Required income = (FMR × 12) ÷ 0.3, the federal 30%-of-gross-income rule HUD uses to define cost burden. Median household income is from the U.S. Census Bureau's American Community Survey; FMR is from HUD's FY2026 release. See methodology.
Where Clay sits among every US county
2-bedroom Fair Market Rent vs. all 3,145 HUD counties
$1,036 higher than 51% of 3,145 counties
Each bar is a $0.2K-wide band; taller bars hold more counties. The dashed line + filled bar mark this entry. Hover or tap any bar for its full count, share, and where it sits relative to this entry.
Source U.S. Department of Housing and Urban Development, Fair Market Rents · FY2026
How Clay compares on 1-bedroom rent
1-bedroom FMR vs other West Virginia counties
- Berkeley
Berkeley County
$971 1BR FMR / mo
- Monongalia
Monongalia County
$877 1BR FMR / mo
- Cabell
Cabell County
$853 1BR FMR / mo
- Clay
Clay County
$829 1BR FMR / mo
- Kanawha
Kanawha County
$829 1BR FMR / mo
- Wood
Wood County
$745 1BR FMR / mo
- Raleigh
Raleigh County
$719 1BR FMR / mo
What this shows Clay is highlighted. Nearby West Virginia counties by 1-bedroom FMR, highest to lowest: Berkeley County ($971), Monongalia County ($877), Cabell County ($853), Clay County (this county) ($829), Kanawha County ($829), Wood County ($745), Raleigh County ($719).
Can Common Jobs Afford Rent Here?
How a 1-bedroom at $829/mo compares to West Virginia salaries for popular occupations (BLS wage data, 30%-of-income rule).
| Occupation | WV Salary | Rent Burden | Verdict |
|---|---|---|---|
| Software Developers | $103,550 | 9.6% | Affordable |
| General & Operations Managers | $80,490 | 12.4% | Affordable |
| Registered Nurses | $79,990 | 12.4% | Affordable |
| Accountants & Auditors | $74,520 | 13.3% | Affordable |
| Electricians | $63,850 | 15.6% | Affordable |
| Elementary School Teachers | $55,550 | 17.9% | Affordable |
| Police & Sheriff's Patrol Officers | $54,570 | 18.2% | Affordable |
| Paralegals & Legal Assistants | $49,620 | 20% | Affordable |
| Heavy & Tractor-Trailer Truck Drivers | $49,040 | 20.3% | Affordable |
| Customer Service Representatives | $37,610 | 26.5% | Affordable |
| Pharmacy Technicians | $37,370 | 26.6% | Affordable |
| Janitors & Cleaners | $30,590 | 32.5% | Stretched |
| Teaching Assistants | $28,220 | 35.3% | Stretched |
| Retail Salespersons | $27,910 | 35.6% | Stretched |
| Fast Food & Counter Workers | $24,960 | 39.9% | Stretched |
Rent Trends (2020–2026)
7-year Fair Market Rent history for Clay County. Shows how HUD rental rates have changed over time.
Over the 6-year span HUD has tracked for Clay (FY 2020-2026), the 1-bedroom Fair Market Rent has risen 21.2% overall, from $684 to $829. The increases have been fairly steady year to year, with no single jump exceeding 9.7% (FY 2023).
| Year | Studio | 1 BR | 2 BR |
|---|---|---|---|
| FY 2026 ↓3.2% | $714 | $829 | $1,036 |
| FY 2025 ↑4.9% | $723 | $856 | $1,054 |
| FY 2024 ↑7.8% | $688 | $816 | $994 |
| FY 2023 ↑9.7% | $652 | $757 | $911 |
| FY 2022 ↑3.9% | $577 | $690 | $833 |
| FY 2021 ↓2.9% | $534 | $664 | $805 |
| FY 2020 | $542 | $684 | $832 |
Part of the Charleston, WV Metro Area
Clay County is a outlying county of the Charleston, WV metropolitan statistical area, alongside 2 other metro-area counties.
Clay County ranks #2 of 3 counties in this metro area by 1-bedroom FMR. Every county sharing this metro, highest to lowest: Kanawha County ($829), Clay County (this county) ($829), Boone County ($674).
Nearby Counties in West Virginia
Largest counties by population in West Virginia
Frequently Asked Questions
What is the average rent in Clay County? ▼
How does Clay County rent compare to the national average? ▼
Where does Clay County rank nationally for Fair Market Rent? ▼
What income do I need to afford rent in Clay County? ▼
Is rent going up or down in Clay County? ▼
Which jobs can afford rent in Clay County? ▼
How much has rent changed in Clay County over time? ▼
How does Fair Market Rent affect Section 8 vouchers in Clay County? ▼
What does Fair Market Rent mean for Clay County? ▼
What this means for renters
Treat Clay's FY2026 Fair Market Rent as HUD's affordability benchmark, not a market quote.
- Budget to roughly 30% of income: the FY2026 1-bedroom FMR of $829 implies about $33,160/yr to rent without being cost-burdened. Run your numbers
- Compare this county against nearby metros and states before signing a lease. Compare areas
- See where it sits on the national rent map. View rankings
Fair Market Rent is HUD's 40th-percentile policy benchmark used to set Housing Choice Voucher payment standards. Actual asking rents in Clay can run higher or lower, and HUD updates FMRs once a year. This page is informational and not financial or relocation advice.
Disclaimer: This information is provided for informational purposes only and does not constitute professional advice. Data is sourced from the U.S. Census Bureau and HUD Fair Market Rents. Consult a qualified professional before making decisions based on this data.
Every figure on PlainRent is rendered directly from HUD's published Fair Market Rent records, no number is typed in by an editor. See our editorial standards & corrections policy, the methodology behind these numbers, or report a data error. Data current as of FY 2026.