County FMR · HUD FY2026

Nelson County Fair Market Rent

HUD's FY2026 Fair Market Rent for Nelson County, VA - 67% above the US average.

$1,602
1-bedroom FMR
$1,824
2-bedroom FMR
+7.7%
YoY change
+67%
vs US avg

The verdict

Nelson is the 15th most expensive of 133 counties in Virginia by 2-bedroom FMR; nationally it ranks #189 most expensive of 3,145 HUD counties; rent here has climbed 7.7% since FY 2025, a modest shift relative to most counties.

#189
most expensive of 3,145 US counties (2BR)
#15
most expensive of 133 in Virginia (2BR)
+36%
vs the state average
$64,080
income to afford it (30% rule)

Software Developers spend the smallest share of income on rent here (14.3%), while Fast Food and Counter Workers spend the most (66.2%); only 5 of 15 common occupations here can afford a 1-bedroom at Fair Market Rent without exceeding the 30% threshold.

FY 2026 HUD Fair Market Rent for Nelson County, VA. Verify with HUD →

HUD sets the FY 2026 1-bedroom Fair Market Rent for Nelson County, Virginia at $1,602 per month - the federal rental-assistance benchmark for this county. A 2-bedroom costs $1,824/mo and a studio is $1,421/mo. This is 67% higher than the national average of $959 and 36% above the Virginia average of $1,182.

Rent increased7.7% from FY 2025 ($1,487), outpacing inflation. Clearing the 30% rule here takes $64,080/year, a high bar relative to most US counties.

Observed renter burden: 31.9% of the 1,346 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.

FY 2026 HUD Fair Market Rents in Virginia. Population: 14,773. Population has held roughly steady over the past five years (-0.2%, Census ACS). That's slower than Virginia's statewide growth of +2.9% over the same period.

FMR filing desk

Area NELSON·COUNTY·VA·VA

Nelson County, VA: $1,602/mo 1BR · #189 of 3145 counties (2BR) · FY2026

  • FMR-AREA VA
  • 1BR-FMR $1,602
  • 2BR-FMR $1,824
  • RANK-UPPER #189
  • YOY-SURGE +7.7%
  • VSUS-HIGH +67%
  • VS-ST-HIGH +36% VA
  • INC-EDGE 28%
  • POP-SMALL 15K
  • PHOTO-NEAR Fairfax County
  • VOUCH-90-110 $1,442–$1,762
  • FY-2026 FY2026

Photo-finish peer: Fairfax ($413 1BR gap)

Read with: Understanding rent burden

Fair Market Rents (2026)

Studio
State avg: $1,137 · US avg: $893
$1,421/mo
↑ 1.2% YoY +25% vs state +59% vs US
1 Bedroom
State avg: $1,182 · US avg: $959
$1,602/mo
↑ 7.7% YoY +36% vs state +67% vs US
2 Bedroom
State avg: $1,369 · US avg: $1,175
$1,824/mo
↑ 5.5% YoY +33% vs state +55% vs US
3 Bedroom
State avg: $1,789 · US avg: $1,525
$2,218/mo
↑ 2.9% YoY +24% vs state +45% vs US
4 Bedroom
State avg: $2,128 · US avg: $1,756
$2,731/mo
↑ 4.2% YoY +28% vs state +56% vs US

Year-over-Year Comparison

Bedrooms FY 2025 FY 2026 Change
Studio $1,404
$1,421
+$17 (+1.2%)
1 Bedroom $1,487
$1,602
+$115 (+7.7%)
2 Bedroom $1,729
$1,824
+$95 (+5.5%)
3 Bedroom $2,155
$2,218
+$63 (+2.9%)
4 Bedroom $2,621
$2,731
+$110 (+4.2%)

Rent Burden Analysis

How much of household income goes to rent in Nelson County. The 30% threshold indicates cost burden.

Studio
24.9%
Affordable
Need $56,840/yr for 30% rule
1 Bedroom
28.1%
Affordable
Need $64,080/yr for 30% rule
2 Bedroom
31.9%
Burdened
Need $72,960/yr for 30% rule
3 Bedroom
38.8%
Burdened
Need $88,720/yr for 30% rule
4 Bedroom
47.8%
Burdened
Need $109,240/yr for 30% rule
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.

0%100%National avg22%31.9%
Nelson County 2-bedroom rent burden
County median income: $68,525 · National avg burden: 21.7% ·View Virginia rent burden →

Where Nelson sits among every US county

2-bedroom Fair Market Rent vs. all 3,145 HUD counties

$1,824 Top 6% higher than 94% of 3,145 counties

$600–$800: 23 counties (1%). Below this entry. $800–$1,000: 1,406 counties (45%). Below this entry. $1,000–$1,200: 723 counties (23%). Below this entry. $1,200–$1,400: 417 counties (13%). Below this entry. $1,400–$1,600: 181 counties (6%). Below this entry. $1,600–$1,800: 172 counties (5%). Below this entry. $1,800–$2,000: 108 counties (3%). This entry sits in this band. $2,000–$2,200: 29 counties (1%). Above this entry. $2,200–$2,400: 40 counties (1%). Above this entry. $2,400–$2,600: 13 counties (0%). Above this entry. $2,600–$2,800: 9 counties (0%). Above this entry. $2,800–$3,000: 15 counties (0%). Above this entry. $3,000–$3,200: 3 counties (0%). Above this entry. $3,200–$3,400: 1 counties (0%). Above this entry. $3,400–$3,600: 1 counties (0%). Above this entry. $3,600–$3,800: 3 counties (0%). Above this entry. $3,800–$4,000: 0 counties (0%). Above this entry. $4,000–$4,200: 0 counties (0%). Above this entry. $4,200–$4,400: 1 counties (0%). Above this entry. This county $600 $4,400 every US county, bucketed by value

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 Nelson compares on 1-bedroom rent

1-bedroom FMR vs other Virginia counties

1BR FMR / mo

What this shows Nelson is highlighted. Nearby Virginia counties by 1-bedroom FMR, highest to lowest: Fairfax County ($2,015), Prince William County ($2,015), Loudoun County ($2,015), Nelson County (this county) ($1,602), Virginia Beach city ($1,512), Chesterfield County ($1,507), Henrico County ($1,507).

Source U.S. Department of Housing and Urban Development (HUD) As of FY2026

Can Common Jobs Afford Rent Here?

Against a high local FMR of $1,602/mo, which of 15 common occupations still clear the 30% line using Virginia BLS wages?

Occupation VA Salary Rent Burden Verdict
Software Developers $134,470 14.3% Affordable
General & Operations Managers $121,530 15.8% Affordable
Registered Nurses $88,820 21.6% Affordable
Accountants & Auditors $84,190 22.8% Affordable
Police & Sheriff's Patrol Officers $65,110 29.5% Affordable
Elementary School Teachers $62,270 30.9% Stretched
Electricians $61,610 31.2% Stretched
Paralegals & Legal Assistants $61,200 31.4% Stretched
Heavy & Tractor-Trailer Truck Drivers $54,500 35.3% Stretched
Pharmacy Technicians $42,490 45.2% Stretched
Customer Service Representatives $39,210 49% Stretched
Teaching Assistants $36,650 52.5% Unaffordable
Janitors & Cleaners $33,970 56.6% Unaffordable
Retail Salespersons $32,760 58.7% Unaffordable
Fast Food & Counter Workers $29,060 66.2% Unaffordable
Salaries: BLS OES (Virginia) median · 30% = affordable threshold · Try the salary calculator →

Rent Trends (2020–2026)

7-year Fair Market Rent history for Nelson County. Shows how HUD rental rates have changed over time.

Over the 6-year span HUD has tracked for Nelson (FY 2020-2026), the 1-bedroom Fair Market Rent has risen 48.1% overall, from $1,082 to $1,602. Most of that movement was gradual except for a single sharp jump of +20.7% in FY 2024, well above this county's typical year-to-year change.

$1,000$1,200$1,400$1,600$1,800 FY2020FY2021FY2022FY2023FY2024FY2025FY2026 $1,602
Nelson County 1-bedroom Fair Market Rent, FY2020–FY2026
Year Studio 1 BR 2 BR
FY 2026 ↑7.7% $1,421 $1,602 $1,824
FY 2025 ↑5.1% $1,404 $1,487 $1,729
FY 2024 ↑20.7% $1,392 $1,415 $1,678
FY 2023 ↑10.3% $1,165 $1,172 $1,401
FY 2022 ↓1.3% $1,024 $1,063 $1,264
FY 2021 ↓0.5% $949 $1,077 $1,266
FY 2020 $854 $1,082 $1,262
Total change (6yr): +48.1%
Annualized: +6.8%/yr
1 BR: $1,082 → $1,602

Part of the Charlottesville, VA Metro Area

Nelson County is a outlying county of the Charlottesville, VA metropolitan statistical area, alongside 4 other metro-area counties.

Nelson County ranks #5 of 5 counties in this metro area by 1-bedroom FMR. Every county sharing this metro, highest to lowest: Albemarle County ($1,602), Charlottesville city ($1,602), Fluvanna County ($1,602), Greene County ($1,602), Nelson County (this county) ($1,602).

Albemarle County
1 BR: $1,602/mo
Charlottesville city
1 BR: $1,602/mo
Fluvanna County
1 BR: $1,602/mo
Greene County
1 BR: $1,602/mo
Nelson County (this county)
1 BR: $1,602/mo

Nationwide peers by 2BR FMR & rent burden

Two PlainRent-derived comparison paths for Nelson County, both outside 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 VA (FY2026).

Fulton County
GA · 2 BR $1,820/mo
Gwinnett County
GA · 2 BR $1,820/mo
Cobb County
GA · 2 BR $1,820/mo
DeKalb County
GA · 2 BR $1,820/mo

Similar rent burden

Nearest 2BR FMR as a share of median household income (outside VA).

Zapata County
TX · 32% of income · 2 BR $973/mo
Sequatchie County
TN · 31.9% of income · 2 BR $1,390/mo
Costilla County
CO · 32% of income · 2 BR $973/mo
Passaic County
NJ · 32% of income · 2 BR $2,324/mo

Nearby Counties in Virginia

Largest counties by population in Virginia

Showing the 8 largest of 132 other counties in Virginia.

Fairfax County
1 BR: $2,015/mo Pop: 1,145,354
Prince William County
1 BR: $2,015/mo Pop: 481,114
Virginia Beach city
1 BR: $1,512/mo Pop: 457,900
Loudoun County
1 BR: $2,015/mo Pop: 420,773
Chesterfield County
1 BR: $1,507/mo Pop: 366,019
Henrico County
1 BR: $1,507/mo Pop: 333,120
Chesapeake city
1 BR: $1,512/mo Pop: 249,377
Norfolk city
1 BR: $1,512/mo Pop: 236,973
View all counties in Virginia →

Frequently Asked Questions

What is the average rent in Nelson County? ▼
The FY 2026 Fair Market Rent for a 1-bedroom in Nelson County is $1,602 per month. A 2-bedroom is $1,824 and a studio is $1,421.
How does Nelson County rent compare to the national average? ▼
Rent in Nelson County is 67% above the national average. A 1-bedroom here costs $1,602 compared to $959 nationally.
Where does Nelson County rank nationally for Fair Market Rent? ▼
According to HUD's FY 2026 Fair Market Rent schedule, Nelson County's 2-bedroom FMR of $1,824 ranks #189 most expensive among 3,145 HUD counties, placing it in the highest-rent tenth of HUD counties.
What income do I need to afford rent in Nelson County? ▼
Based on the 30% affordability rule, you need an annual income of at least $64,080 ($5,340/month) to afford a 1-bedroom at Fair Market Rent in Nelson County.
Is rent going up or down in Nelson County? ▼
The 1-bedroom Fair Market Rent in Nelson County increased by 7.7% from FY 2025 to FY 2026, going from $1,487 to $1,602.
Which jobs can afford rent in Nelson County? ▼
Based on 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 $1,602/mo. 5 of 15 common occupations are affordable here.
How much has rent changed in Nelson County over time? ▼
The 1-bedroom Fair Market Rent in Nelson County went from $1,082 in FY 2020 to $1,602 in FY 2026, a total change of +48.1% over 6 years.
How does Fair Market Rent affect Section 8 vouchers in Nelson County? ▼
In Nelson County, the FY 2026 FMR of $1,602/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 Nelson County? ▼
For Nelson County, it's the specific 40th-percentile rent HUD publishes each year ($1,602/mo for a 1-bedroom in FY 2026).

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.

All federal data sources used on this page
  • HUD Fair Market Rents (FMR) - county-level fair-market rent estimates by bedroom count. huduser.gov/datasets/fmr
  • HUD Income Limits - area median income for affordability calculations. huduser.gov/datasets/il
  • HUD Comprehensive Housing Affordability Strategy (CHAS) - rent burden and housing-cost distribution. huduser.gov/datasets/cp
  • U.S. Census Bureau ACS - county and metro housing characteristics + median rent. census.gov/programs-surveys/acs
  • BLS Consumer Price Index, Rent of Primary Residence - rent inflation by metro. bls.gov/cpi
  • IRS Migration Data (SOI) - interstate migration aggregates affecting county demand. irs.gov/statistics/migration
  • BLS Occupational Employment and Wage Statistics - state-level median wages by occupation, used for job affordability analysis. bls.gov/oes

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.