FMR is near market; voucher and private rents are aligned.
1.07
1 BR
1 BR
1.04ratio
FMR$1,170
Market$1,130
vs market+$40
FMR is near market; voucher and private rents are aligned.
1.04
2 BR
2 BR
0.87ratio
FMR$1,310
Market$1,500
vs market-$190
FMR is below market; voucher rent may lag private rents.
0.87
3 BR
3 BR
0.87ratio
FMR$1,810
Market$2,070
vs market-$260
FMR is below market; voucher rent may lag private rents.
0.87
4 BR
4 BR
0.91ratio
FMR$2,130
Market$2,330
vs market-$200
FMR is near market; voucher and private rents are aligned.
0.91
0.700.800.901.001.101.201.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--
ZIP 23131 fair market rent, FY 2027
For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 23131 (Ordinary, VA) is $1,310 a month. That is down 6.4% from $1,400 in FY 2026. Ordinary is in the Virginia Beach-Norfolk-Newport News, VA-NC HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 16 ZIP codes in Gloucester County, 23131 is tied for the 5th-highest two-bedroom rent (county range $1,170–$1,490). The median county two-bedroom FMR in Virginia is $1,262, so ZIP 23131 is 4% above it.
FY 2027 rent by bedroom
FY 2027 fair market rent by bedroom for 23131
Bedrooms
FY 2026
FY 2027
Change
90–110% range
Studio
$1,220
$1,160
−4.9%
$1,044–$1,276
1BR
$1,240
$1,170
−5.6%
$1,053–$1,287
2BR
$1,400
$1,310
−6.4%
$1,179–$1,441
3BR
$1,940
$1,810
−6.7%
$1,629–$1,991
4BR
$2,290
$2,130
−7.0%
$1,917–$2,343
Fair market rent history, FY 2023–2027
Fair market rent by fiscal year for 23131
Fiscal year
Studio
1BR
2BR
3BR
4BR
FY 2027
$1,160
$1,170
$1,310
$1,810
$2,130
FY 2026
$1,220
$1,240
$1,400
$1,940
$2,290
FY 2025
$1,250
$1,260
$1,440
$2,000
$2,380
FY 2024
$1,120
$1,130
$1,310
$1,820
$2,220
FY 2023
$1,000
$1,020
$1,190
$1,660
$2,030
Two-bedroom rent in nearby Gloucester County ZIP codes
How much will Section 8 pay for a two-bedroom in ZIP 23131?
Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,310, that basic range is $1,179 to $1,441 a month. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.
Which HUD fair market rent area is ZIP 23131 in?
ZIP 23131 is in the Virginia Beach-Norfolk-Newport News, VA-NC HUD Metro FMR Area. HUD requires Small Area FMRs in this area, so payment standards are set by ZIP code.
How much did fair market rent change in ZIP 23131 for FY 2027?
The two-bedroom FMR fell 6.4%, from $1,400 in FY 2026 to $1,310 in FY 2027. Since FY 2023 it has risen 10.1%.
When do FY 2027 fair market rents take effect?
HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.
Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set