County FMR · HUD FY2026
Morgan County Fair Market Rent
HUD's FY2026 Fair Market Rent for Morgan County, WV - 24% below the US average.
- $732
- 1-bedroom FMR
- $961
- 2-bedroom FMR
- -0.1%
- YoY change
- -24%
- vs US avg
The verdict
Morgan is the 17th most expensive of 55 counties in West Virginia by 2-bedroom FMR; nationally it ranks #882 most affordable of 3,145 HUD counties.
- #882
- most affordable of 3,145 US counties (2BR)
- #17
- most expensive of 55 in West Virginia (2BR)
- -4%
- vs the state average
- $29,280
- income to afford it (30% rule)
Software Developers spend the smallest share of income on rent here (8.5%), while Fast Food and Counter Workers spend the most (35.2%).
FY 2026 HUD Fair Market Rent for Morgan County, WV. Verify with HUD →
HUD sets the FY 2026 1-bedroom Fair Market Rent for Morgan County, West Virginia at $732 per month - the federal rental-assistance benchmark for this county. A 2-bedroom costs $961/mo and a studio is $663/mo. This is 24% lower than the national average of $959 and 4% below the West Virginia average of $766.
Rent decreased0.1% from FY 2025 ($733), roughly tracking inflation. The 30% affordability floor is comparatively reachable here at $29,280/year.
Observed renter burden: 32.8% of the 1,217 renter households counted by ACS paid at least 30% of income in gross rent. This ACS 2023 household measure is distinct from HUD's FY2026 Fair Market Rent benchmark above.
Market slack: The ACS rental vacancy rate here is 0.0%, a tight rental market where HUD's annual FMR schedule can lag what landlords are actually asking.
Local labor market: The county's BLS unemployment rate has averaged 3.6% over the past 12 months, close to the typical US county range.
FY 2026 HUD Fair Market Rents in West Virginia. Population: 17,237. Population has held roughly steady over the past five years (-1.7%, Census ACS). That's in line with West Virginia's statewide growth of -2.4% over the same period.
FMR filing desk
Area MORGAN·COUNTY·WV·WV
Morgan County, WV: $732/mo 1BR · #882 of 3145 counties (2BR) · FY2026
- FMR-AREA WV
- 1BR-FMR $732
- 2BR-FMR $961
- RANK-MID #882
- YOY-FLAT -0.1%
- VSUS-BELOW -24%
- VS-ST-NEAR -4% WV
- INC-ROOM 14%
- POP-SMALL 17K
- PHOTO-NEAR Kanawha County
- VOUCH-90-110 $659–$805
- FY-2026 FY2026
Photo-finish peer: Kanawha ($97 1BR gap)
Read with: Section 8 housing guide
Fair Market Rents (2026)
Year-over-Year Comparison
| Bedrooms | FY 2025 | FY 2026 | Change |
|---|---|---|---|
| Studio | $629 | $663 | +$34 (+5.4%) |
| 1 Bedroom | $733 | $732 | $-1 (-0.1%) |
| 2 Bedroom | $918 | $961 | +$43 (+4.7%) |
| 3 Bedroom | $1,250 | $1,221 | $-29 (-2.3%) |
| 4 Bedroom | $1,542 | $1,612 | +$70 (+4.5%) |
Rent Burden Analysis
How much of household income goes to rent in Morgan 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 Morgan sits among every US county
2-bedroom Fair Market Rent vs. all 3,145 HUD counties
$961 higher than 28% 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 Morgan 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
- Kanawha
Kanawha County
$829 1BR FMR / mo
- Wood
Wood County
$745 1BR FMR / mo
- Morgan
Morgan County
$732 1BR FMR / mo
- Raleigh
Raleigh County
$719 1BR FMR / mo
What this shows Morgan is highlighted. Nearby West Virginia counties by 1-bedroom FMR, highest to lowest: Berkeley County ($971), Monongalia County ($877), Cabell County ($853), Kanawha County ($829), Wood County ($745), Morgan County (this county) ($732), Raleigh County ($719).
Can Common Jobs Afford Rent Here?
With a below-average 1-bedroom at $732/mo, most of these West Virginia occupations clear, or miss, the 30% affordability line.
| Occupation | WV Salary | Rent Burden | Verdict |
|---|---|---|---|
| Software Developers | $103,550 | 8.5% | Affordable |
| General & Operations Managers | $80,490 | 10.9% | Affordable |
| Registered Nurses | $79,990 | 11% | Affordable |
| Accountants & Auditors | $74,520 | 11.8% | Affordable |
| Electricians | $63,850 | 13.8% | Affordable |
| Elementary School Teachers | $55,550 | 15.8% | Affordable |
| Police & Sheriff's Patrol Officers | $54,570 | 16.1% | Affordable |
| Paralegals & Legal Assistants | $49,620 | 17.7% | Affordable |
| Heavy & Tractor-Trailer Truck Drivers | $49,040 | 17.9% | Affordable |
| Customer Service Representatives | $37,610 | 23.4% | Affordable |
| Pharmacy Technicians | $37,370 | 23.5% | Affordable |
| Janitors & Cleaners | $30,590 | 28.7% | Affordable |
| Teaching Assistants | $28,220 | 31.1% | Stretched |
| Retail Salespersons | $27,910 | 31.5% | Stretched |
| Fast Food & Counter Workers | $24,960 | 35.2% | Stretched |
Rent Trends (2020–2026)
7-year Fair Market Rent history for Morgan County. Shows how HUD rental rates have changed over time.
Over the 6-year span HUD has tracked for Morgan (FY 2020-2026), the 1-bedroom Fair Market Rent has risen 10.6% overall, from $662 to $732. Rent fell in 3 of the last 6 tracked years, including a 12.0% drop in FY 2023 - an unusual multi-year softening rather than the steady increases seen in most US counties.
| Year | Studio | 1 BR | 2 BR |
|---|---|---|---|
| FY 2026 ↓0.1% | $663 | $732 | $961 |
| FY 2025 ↓10.0% | $629 | $733 | $918 |
| FY 2024 ↑5.4% | $620 | $814 | $914 |
| FY 2023 ↑12.0% | $583 | $772 | $872 |
| FY 2022 ↑5.5% | $572 | $689 | $785 |
| FY 2021 ↓1.4% | $635 | $653 | $744 |
| FY 2020 | $633 | $662 | $754 |
Part of the Hagerstown-Martinsburg, MD-WV Metro Area
Morgan County is a outlying county of the Hagerstown-Martinsburg, MD-WV metropolitan statistical area, alongside 2 other metro-area counties.
Morgan County ranks #3 of 3 counties in this metro area by 1-bedroom FMR. Every county sharing this metro, highest to lowest: Berkeley County ($971), Washington County ($961), Morgan County (this county) ($732).
Nationwide peers by 2BR FMR & rent burden
Two PlainRent-derived comparison paths for Morgan County, both outside West Virginia so the link neighborhoods are not the same-state geography lattice above. Axes stay disjoint: burden peers exclude the FMR peer set.
Similar 2-bedroom FMR
Nearest HUD 2BR Fair Market Rents outside WV (FY2026).
Similar rent burden
Nearest 2BR FMR as a share of median household income (outside WV).
Nearby Counties in West Virginia
Largest counties by population in West Virginia
Showing the 8 largest of 54 other counties in West Virginia.
Frequently Asked Questions
What is the average rent in Morgan County?
The FY 2026 Fair Market Rent for a 1-bedroom in Morgan County is $732 per month. A 2-bedroom is $961 and a studio is $663.
How does Morgan County rent compare to the national average?
Rent in Morgan County is 24% below the national average. A 1-bedroom here costs $732 compared to $959 nationally.
Where does Morgan County rank nationally for Fair Market Rent?
According to HUD's FY 2026 Fair Market Rent schedule, Morgan County's 2-bedroom FMR of $961 ranks #882 most affordable among 3,145 HUD counties, placing it in the middle half of HUD counties.
What income do I need to afford rent in Morgan County?
Based on the 30% affordability rule, you need an annual income of at least $29,280 ($2,440/month) to afford a 1-bedroom at Fair Market Rent in Morgan County.
Is rent going up or down in Morgan County?
The 1-bedroom Fair Market Rent in Morgan County decreased by 0.1% from FY 2025 to FY 2026, going from $733 to $732.
Which jobs can afford rent in Morgan County?
Based on West Virginia BLS salary data and the 30% affordability rule, jobs like Software Developers, General and Operations Managers, Registered Nurses can afford a 1-bedroom at $732/mo. 12 of 15 common occupations are affordable here.
How much has rent changed in Morgan County over time?
The 1-bedroom Fair Market Rent in Morgan County went from $662 in FY 2020 to $732 in FY 2026, a total change of +10.6% over 6 years.
How does Fair Market Rent affect Section 8 vouchers in Morgan County?
In Morgan County, the FY 2026 FMR of $732/mo for a 1-bedroom sets the baseline that local housing authorities use for Section 8 payment standards.
What does Fair Market Rent mean for Morgan County?
For Morgan County, it's the specific 40th-percentile rent HUD publishes each year ($732/mo for a 1-bedroom in FY 2026).
Is the rental market tight or loose in Morgan County?
The ACS rental vacancy rate here is 0.0%, a tight rental market where HUD's annual FMR schedule can lag what landlords are actually asking.
What is the unemployment rate in Morgan County?
The county's BLS unemployment rate has averaged 3.6% over the past 12 months, close to the typical US county range.
Data sources
What this means for renters
Treat Morgan's FY2026 Fair Market Rent as HUD's affordability benchmark, not a single market quote.
- Budget to roughly 30% of income: the FY2026 1-bedroom FMR of $732 implies about $29,280/yr to rent without being cost-burdened. Run your numbers
- West Virginia counties vary widely around this figure - compare specific counties before assuming this applies to yours. Compare vs Kanawha
- See where Morgan ranks nationally on rent. National rankings
Fair Market Rent is HUD's 40th-percentile policy benchmark used to set Housing Choice Voucher payment standards. Actual asking rents can run higher or lower, and HUD updates FMRs once a year. This site is informational and not financial or relocation advice.
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.