County FMR · HUD FY2026

Nicholas County Fair Market Rent

HUD's FY2026 Fair Market Rent for Nicholas County, WV - 27% below the US average.

$696
1-bedroom FMR
$869
2-bedroom FMR
-0.6%
YoY change
-27%
vs US avg

The verdict

Nicholas is the 15th cheapest of 55 counties in West Virginia by 2-bedroom FMR; nationally it ranks #158 most affordable of 3,145 HUD counties.

#158
most affordable of 3,145 US counties (2BR)
#15
cheapest of 55 in West Virginia (2BR)
-9%
vs the state average
$27,840
income to afford it (30% rule)

Software Developers spend the smallest share of income on rent here (8.1%), while Fast Food and Counter Workers spend the most (33.5%); 14 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 Nicholas County, WV. Verify with HUD →

Nicholas County, West Virginia carries an FY 2026 1-bedroom Fair Market Rent of $696 per month, the federal benchmark HUD publishes for this county. A 2-bedroom costs $869/mo and a studio is $667/mo. That's 27% below the national benchmark of $959 and 9% below the West Virginia average of $766.

Rent decreased0.6% from FY 2025 ($700), roughly tracking inflation. The 30% affordability floor is comparatively reachable here at $27,840/year.

FY 2026 HUD Fair Market Rents in West Virginia. Population: 24,624. Population has held roughly steady over the past five years (-3.5%, Census ACS). That's in line with West Virginia's statewide growth of -2.4% over the same period.

FMR filing desk

Area NICHOLAS·COUNTY·WV·WV

Nicholas County, WV: $696/mo 1BR · #158 of 3145 counties (2BR) · FY2026

  • FMR-AREA WV
  • 1BR-FMR $696
  • 2BR-FMR $869
  • RANK-LOW #158
  • YOY-FLAT -0.6%
  • VSUS-LOW -27%
  • VS-ST-LOW -9% WV
  • INC-ROOM 17%
  • POP-SMALL 25K
  • PHOTO-NEAR Kanawha County
  • VOUCH-90-110 $626–$766
  • FY-2026 FY2026

Photo-finish peer: Kanawha ($133 1BR gap)

Read with: Section 8 housing guide

Fair Market Rents (2026)

Studio
State avg: $714 · US avg: $893
$667/mo
↑ 1.4% YoY -7% vs state -25% vs US
1 Bedroom
State avg: $766 · US avg: $959
$696/mo
↓ 0.6% YoY -9% vs state -27% vs US
2 Bedroom
State avg: $945 · US avg: $1,175
$869/mo
↑ 2.0% YoY -8% vs state -26% vs US
3 Bedroom
State avg: $1,231 · US avg: $1,525
$1,125/mo
↓ 4.8% YoY -9% vs state -26% vs US
4 Bedroom
State avg: $1,380 · US avg: $1,756
$1,177/mo
↓ 1.5% YoY -15% vs state -33% vs US

Year-over-Year Comparison

Bedrooms FY 2025 FY 2026 Change
Studio $658
$667
+$9 (+1.4%)
1 Bedroom $700
$696
$-4 (-0.6%)
2 Bedroom $852
$869
+$17 (+2.0%)
3 Bedroom $1,182
$1,125
$-57 (-4.8%)
4 Bedroom $1,195
$1,177
$-18 (-1.5%)

Rent Burden Analysis

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

Studio
16.2%
Affordable
Need $26,680/yr for 30% rule
1 Bedroom
16.9%
Affordable
Need $27,840/yr for 30% rule
2 Bedroom
21.2%
Affordable
Need $34,760/yr for 30% rule
3 Bedroom
27.4%
Affordable
Need $45,000/yr for 30% rule
4 Bedroom
28.7%
Affordable
Need $47,080/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%21.2%
Nicholas County 2-bedroom rent burden
County median income: $49,280 · National avg burden: 21.7% ·View West Virginia rent burden →

Where Nicholas sits among every US county

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

$869 higher than 5% of 3,145 counties

$600–$800: 23 counties (1%). Below this entry. $800–$1,000: 1,406 counties (45%). This entry sits in this band. $1,000–$1,200: 723 counties (23%). Above this entry. $1,200–$1,400: 417 counties (13%). Above this entry. $1,400–$1,600: 181 counties (6%). Above this entry. $1,600–$1,800: 172 counties (5%). Above this entry. $1,800–$2,000: 108 counties (3%). Above this entry. $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 Nicholas compares on 1-bedroom rent

1-bedroom FMR vs other West Virginia counties

1BR FMR / mo

What this shows Nicholas 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), Raleigh County ($719), Nicholas County (this county) ($696).

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

Can Common Jobs Afford Rent Here?

With a below-average 1-bedroom at $696/mo, most of these West Virginia occupations clear, or miss, the 30% affordability line.

Occupation WV Salary Rent Burden Verdict
Software Developers $103,550 8.1% Affordable
General & Operations Managers $80,490 10.4% Affordable
Registered Nurses $79,990 10.4% Affordable
Accountants & Auditors $74,520 11.2% Affordable
Electricians $63,850 13.1% Affordable
Elementary School Teachers $55,550 15% Affordable
Police & Sheriff's Patrol Officers $54,570 15.3% Affordable
Paralegals & Legal Assistants $49,620 16.8% Affordable
Heavy & Tractor-Trailer Truck Drivers $49,040 17% Affordable
Customer Service Representatives $37,610 22.2% Affordable
Pharmacy Technicians $37,370 22.3% Affordable
Janitors & Cleaners $30,590 27.3% Affordable
Teaching Assistants $28,220 29.6% Affordable
Retail Salespersons $27,910 29.9% Affordable
Fast Food & Counter Workers $24,960 33.5% Stretched
Salaries: BLS OES (West Virginia) median · 30% = affordable threshold · Try the salary calculator →

Rent Trends (2020–2026)

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

Over the 6-year span HUD has tracked for Nicholas (FY 2020-2026), the 1-bedroom Fair Market Rent has risen 34.6% overall, from $517 to $696. Most of that movement was gradual except for a single sharp jump of +21.1% in FY 2024, well above this county's typical year-to-year change.

$500$550$600$650$700$750 FY2020FY2021FY2022FY2023FY2024FY2025FY2026 $696
Nicholas County 1-bedroom Fair Market Rent, FY2020–FY2026
Year Studio 1 BR 2 BR
FY 2026 ↓0.6% $667 $696 $869
FY 2025 ↑1.4% $658 $700 $852
FY 2024 ↑21.1% $679 $690 $848
FY 2023 ↑6.3% $566 $570 $738
FY 2022 ↑4.5% $532 $536 $705
FY 2021 ↓0.8% $510 $513 $676
FY 2020 $514 $517 $662
Total change (6yr): +34.6%
Annualized: +5.1%/yr
1 BR: $517 → $696

Where Nicholas County Ranks in West Virginia

Nicholas County is not part of any federally-designated metropolitan or micropolitan statistical area -- an independent rental market not administratively tied to a larger urban core. By 2-bedroom FMR, it ranks #15 of 55 counties in West Virginia. Nearest by rank: Lewis County ($869), Lincoln County ($869), Logan County ($869), Mason County ($869), McDowell County ($869), Mineral County ($869), Monroe County ($869), Nicholas County (this county) ($869), Pendleton County ($869), Pleasants County ($869), Pocahontas County ($869), Ritchie County ($869), Roane County ($869), Summers County ($869), Tucker County ($869).

Lewis County
2 BR: $869/mo
Lincoln County
2 BR: $869/mo
Logan County
2 BR: $869/mo
Mason County
2 BR: $869/mo
McDowell County
2 BR: $869/mo
Mineral County
2 BR: $869/mo
Monroe County
2 BR: $869/mo
Nicholas County (this county)
2 BR: $869/mo
Pendleton County
2 BR: $869/mo
Pleasants County
2 BR: $869/mo
Pocahontas County
2 BR: $869/mo
Ritchie County
2 BR: $869/mo
Roane County
2 BR: $869/mo
Summers County
2 BR: $869/mo
Tucker County
2 BR: $869/mo

Nationwide peers by 2BR FMR & rent burden

Two PlainRent-derived comparison paths for Nicholas 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).

Barren County
KY · 2 BR $868/mo
Jefferson Davis Parish
LA · 2 BR $871/mo
Clarke County
MS · 2 BR $867/mo
Cleburne County
AL · 2 BR $867/mo

Similar rent burden

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

Lincoln County
MS · 21.2% of income · 2 BR $852/mo
Greensville County
VA · 21.2% of income · 2 BR $1,001/mo
Daniels County
MT · 21.2% of income · 2 BR $1,023/mo
Amherst County
VA · 21.2% of income · 2 BR $1,187/mo

Nearby Counties in West Virginia

Largest counties by population in West Virginia

Showing the 8 largest of 54 other counties in West Virginia.

Kanawha County
1 BR: $829/mo Pop: 179,895
Berkeley County
1 BR: $971/mo Pop: 123,283
Monongalia County
1 BR: $877/mo Pop: 105,988
Cabell County
1 BR: $853/mo Pop: 93,965
Wood County
1 BR: $745/mo Pop: 84,272
Raleigh County
1 BR: $719/mo Pop: 74,303
Harrison County
1 BR: $843/mo Pop: 65,862
Mercer County
1 BR: $717/mo Pop: 59,530
View all counties in West Virginia →

Frequently Asked Questions

What is the average rent in Nicholas County? ▼
The FY 2026 Fair Market Rent for a 1-bedroom in Nicholas County is $696 per month. A 2-bedroom is $869 and a studio is $667.
How does Nicholas County rent compare to the national average? ▼
Rent in Nicholas County is 27% below the national average. A 1-bedroom here costs $696 compared to $959 nationally.
Where does Nicholas County rank nationally for Fair Market Rent? ▼
According to HUD's FY 2026 Fair Market Rent schedule, Nicholas County's 2-bedroom FMR of $869 ranks #158 most affordable among 3,145 HUD counties, placing it in the lowest-rent tenth of HUD counties.
What income do I need to afford rent in Nicholas County? ▼
Based on the 30% affordability rule, you need an annual income of at least $27,840 ($2,320/month) to afford a 1-bedroom at Fair Market Rent in Nicholas County.
Is rent going up or down in Nicholas County? ▼
The 1-bedroom Fair Market Rent in Nicholas County decreased by 0.6% from FY 2025 to FY 2026, going from $700 to $696.
Which jobs can afford rent in Nicholas 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 $696/mo. 14 of 15 common occupations are affordable here.
How much has rent changed in Nicholas County over time? ▼
The 1-bedroom Fair Market Rent in Nicholas County went from $517 in FY 2020 to $696 in FY 2026, a total change of +34.6% over 6 years.
How does Fair Market Rent affect Section 8 vouchers in Nicholas County? ▼
In Nicholas County, the FY 2026 FMR of $696/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 Nicholas County? ▼
For Nicholas County, it's the specific 40th-percentile rent HUD publishes each year ($696/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.