Renting · Section 8
Data from November 2026
Renting in James City County, Virginia
James City County has a HUD fair market rent of $1,667 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $1,552 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $32.06 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,667
- a month, HUD, Fiscal year 2027
- 7% less than in Virginia
- Typical rent
- $1,552
- a month, Census, Average 2020–2024
- 2% less than in Virginia
- Wage needed
- $32.06
- an hour, 2 bedrooms
- Or $66,680 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 55%
- spend 30% or more of income on rent
- 14% more than in Virginia
Only here
Renting in James City County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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Nearby, in Surry County, the typical rent is $983: 37% less than in James City County ($1,552).
Sources: U.S. Census Bureau (Average 2020–2024).
Fair market rent
What HUD sets for each size
Every year HUD (the U.S. Department of Housing and Urban Development) publishes a Fair Market Rent (FMR) for each home size in James City County. It is used to work out how much a Section 8 voucher covers. The table shows what you need to earn to pay it without spending more than 30% of income.
The fair market rent covers rent plus basic utilities, except the phone. HUD generally sets it at the 40th percentile: 4 in 10 standard-quality homes rented recently cost less. 24 CFR §888.113(a)
According to Zillow (ZORI), the typical asking rent in James City County was $2,160 a month in September 2026: 5.6% more than 12 months ago. It is an index of market listings, not a HUD limit. Zillow data
| Size | Fair rent per month | Hourly wage | Income needed per year |
|---|---|---|---|
| Studio | $1,470 | $28.27 | $58,800 |
| 1 bedroom | $1,488 | $28.62 | $59,520 |
| 2 bedrooms | $1,667 | $32.06 | $66,680 |
| 3 bedrooms | $2,298 | $44.19 | $91,920 |
| 4 bedrooms | $2,710 | $52.12 | $108,400 |
HUD area: Virginia Beach-Norfolk-Newport News, VA-NC HUD Metro FMR Area. Source: HUD, Fiscal year 2027
By ZIP code
The fair market rent for your ZIP code
HUD also publishes fair market rents by ZIP code (Small Area FMRs) for 5 ZIP codes in James City County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,700 in 23168 to $1,770 in 23188. 5 ZIP codes are above the county's fair market rent ($1,667).
Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses. 24 CFR §982.503(a)(1)
| 23081 | Virginia Beach-Norfolk-Newport News, VA-NC | $1,520 | $1,530 | $1,720 | $2,370 | $2,800 |
|---|---|---|---|---|---|---|
| 23168 | Virginia Beach-Norfolk-Newport News, VA-NC | $1,500 | $1,520 | $1,700 | $2,340 | $2,760 |
| 23185 | Richmond, VA | $1,530 | $1,550 | $1,740 | $2,400 | $2,830 |
| 23185 | Virginia Beach-Norfolk-Newport News, VA-NC | $1,530 | $1,550 | $1,740 | $2,400 | $2,830 |
| 23188 | Virginia Beach-Norfolk-Newport News, VA-NC | $1,560 | $1,580 | $1,770 | $2,440 | $2,880 |
- 23081 · Virginia Beach-Norfolk-Newport News, VA-NC $1,720$2,370
- 23168 · Virginia Beach-Norfolk-Newport News, VA-NC $1,700$2,340
- 23185 · Richmond, VA $1,740$2,400
- 23185 · Virginia Beach-Norfolk-Newport News, VA-NC $1,740$2,400
- 23188 · Virginia Beach-Norfolk-Newport News, VA-NC $1,770$2,440
Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) (external site)
Rent burden
How many households spend too much
HUD counts rent as a burden when it reaches 30% of income or more. In James City County, 55% of renter households are in that position; in Virginia, 49%, and nationwide, 51% (Average 2020–2024, Census).
Paying too much rent leaves little for food, transportation and savings. If that is you, the agencies below can guide you for free.
55%
of renter households spend 30% or more of their income on rent.
7,447 households rent in James City County
- Spend half or more of their income 27%
- Spend 30% or more, but less than half 28%
- Spend less than 30% 45%
Compared with the state and the country
- James City 55%
- Virginia 49%
- United States 51%
Low-income apartments
Low-income apartments in James City County
HUD lists 11 properties with homes for low-income households in James City County: tax-credit apartments (LIHTC) and HUD-assisted buildings. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 10
- HUD-assisted
- 1
947 homes in all; 947 of them low-income, according to HUD.
- Rolling Meadows Tax credit (LIHTC) 4906 Grand Strand Dr, Williamsburg 23188 200 low-income homes · 2 bd: 150 · In service since 2015 · For families
- Longhill Grove Tax credit (LIHTC) 3800 Hill Grove Ln, Williamsburg 23188 170 low-income homes · In service since 2005 · For families
- Lafayette Village Family Tax credit (LIHTC) 110 Lafayette Blvd, Williamsburg 23188 112 low-income homes · In service since 2008 · For families
- Lafayette Square Tax credit (LIHTC) 121 Lafayette Blvd, Williamsburg 23188 106 low-income homes · In service since 2008 · For families
- Station at Norge Tax credit (LIHTC) 7730 Croaker Rd, Williamsburg 23188 104 low-income homes · 2 bd: 72 · 3 bd: 32 · In service since 2007 · For families
- Burnt Ordinary Tax credit (LIHTC) 7900 Lynn Cir, Toano 23168 80 low-income homes · In service since 2009 · For families
- Parker View HUD-assisted 100 Parker View Ct, Williamsburg 23188 67 low-income homes · For older adults · (757) 345-0896
- Powhatan Tax credit (LIHTC) 202 Burton Woods Dr, Williamsburg 23188 48 low-income homes · 2 bd: 48 · In service since 2001 · For families
- Lafayette Village Elderly Tax credit (LIHTC) 105 Lafayette Blvd, Williamsburg 23188 32 low-income homes · In service since 2008 · For older adults
- Burnt Ordinary Village Tax credit (LIHTC) 3318 Toano Dr, Toano 23168 22 low-income homes · 1 bd: 22 · In service since 2013 · For older adults
- Avalon Tax credit (LIHTC) 2968 John Tyler Hwy, Williamsburg 23185 6 low-income homes · 2 bd: 6 · In service since 1999 · For people with disabilities
Source: HUD, retrieved November 6, 2026. LIHTC database, updated May 14, 2025; Assisted multifamily properties, updated October 23, 2026; Public housing developments, updated October 23, 2026.
Section 8
The Section 8 voucher in James City County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 1 agency serves in James City County. Here is what the rules say:
The rules, with their source
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You apply at the public housing agency. If you qualify, your name usually goes on a waiting list. Applicants must be U.S. citizens or noncitizens with eligible status as HUD defines it. Source: HUD
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Generally, your family must have very low income: no more than 50% of the area median income, by family size (the middle column of the table). Source: 24 CFR §5.603, §982.201(b)
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Each year, at least 75% of the families an agency admits from its list must have extremely low income (the 30% column). Source: 24 CFR §982.201(b)(2)
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If the rent is below the payment standard, the family generally pays 30% of its adjusted monthly income. If it is above, the family pays more. Source: 24 CFR §982.1(a)(3)
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When you move in, if the rent is above the payment standard, your share cannot go over 40% of your adjusted monthly income. Source: 24 CFR §982.508
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Each agency sets a payment standard for each size. Without asking HUD, it can go from 90% to 110% of the fair market rent. Source: 24 CFR §982.503(b), (c)
| People | Extremely low (30%) | Very low (50%) | Low |
|---|---|---|---|
| 1 person | $22,650 | $37,700 | $60,350 |
| 2 people | $25,850 | $43,100 | $68,950 |
| 3 people | $29,100 | $48,500 | $77,550 |
| 4 people | $33,000 | $53,850 | $86,150 |
| 5 people | $38,680 | $58,200 | $93,050 |
| 6 people | $44,360 | $62,500 | $99,950 |
| 7 people | $50,040 | $66,800 | $106,850 |
| 8 people | $55,720 | $71,100 | $113,750 |
Area median income: $107,700. HUD income limits by family size, Fiscal year 2026. Area: Virginia Beach-Norfolk-Newport News, VA-NC HUD Metro FMR Area. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $1,323 – $1,617
- 1 bedroom $1,339 – $1,637
- 2 bedrooms $1,500 – $1,834
- 3 bedrooms $2,068 – $2,528
- 4 bedrooms $2,439 – $2,981
The range the rule allows: 90% to 110% of the county's fair market rent. Your agency publishes its own.
Housing agencies that serve this place
- James City County Office of Housing Section 8 vouchers · 195 vouchers (757) 259-5349 James City County Office of Housing: keith.denny@jamescitycountyva.gov
Housing agencies in Virginia Source: HUD, Retrieved November 6, 2026
Your rights as a tenant in Virginia
What Virginia law says about deposits, notices and eviction, with the citation for each rule.
See your rights, rule by ruleCompare these rules with other states →
A summary of state law, not legal advice. Cities may have additional rules.
- How much can they charge for a deposit?
- Up to 2 months of rent
- Va. Code §55.1-1226(A)
- When must they return my deposit?
- 45 days
- Va. Code §55.1-1226(A)
- If I fall behind on rent, what notice must I get?
- 14 days
- Va. Code §55.1-1245(F)
- How much notice ends a month-to-month rental?
- 30 days
- Va. Code §55.1-1253(A)
- Only a court order can remove youVa. Code §55.1-1252
- Protection from retaliationVa. Code §55.1-1258(A)
- Repair and deduct from the rentVa. Code §55.1-1244.1(C)
Help
Where to get help with rent in James City County
This HUD-approved agency has an office in James City County. They counsel for free or at low cost.
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James City County Office of Housing
5320 Palmer Ln, Williamsburg
- Mortgage delinquency and default
- Budget and financial counseling
- and 9 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in James City County. Change the rent, the deposit and the fees to yours: the numbers stay in your browser.
Count power on top of the rent: in Virginia, the average home bill was $149 a month in 2024 (EIA). See electricity and gas costs
Your move
We use the place's fair market rent and the state's deposit rule.
Adjust advanced details
Let's do the math
Cash to move in
$3,334
What you need before you get the keys.
What adds up
- First month
- $1,667
- Security deposit
- $1,667
- Total
- $3,334
When you'll have it
Enter what you can set aside each month to see how long it takes.
What helps
- Ask for a receipt for every payment and keep a copy of the lease.
- On move-in day, walk through the home and take dated photos.
- Never send money for a home you haven't seen or a lease you haven't read.
This is a planning estimate, not a price. What you are asked for depends on the landlord, your lease and your state's and city's rules. It is not legal advice.
Frequently asked questions
What is the fair market rent in James City County?
According to HUD (Fiscal year 2027): Studio: $1,470; 1 bedroom: $1,488; 2 bedrooms: $1,667; 3 bedrooms: $2,298; 4 bedrooms: $2,710. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in James City County?
Paying the 2-bedroom fair market rent ($1,667) without spending more than 30% of income takes $32.06 an hour full time, or $66,680 a year.
Who qualifies for Section 8 in James City County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $53,850 a year (Fiscal year 2026). The family usually pays 30% of its adjusted monthly income. You apply at the housing agency.
How much does Section 8 pay in James City County?
The voucher pays up to your housing agency's payment standard, minus your share. The rule lets the agency set it between 90% and 110% of the fair market rent: for 2 bedrooms here, between $1,500 and $1,834 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in James City County?
For 2 bedrooms they run from $1,700 in 23168 to $1,770 in 23188. Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses.
How many low-income apartments are there in James City County?
HUD lists 11 properties with homes for low-income households in James City County: tax-credit apartments (LIHTC) and HUD-assisted buildings. They run from the most low-income homes to the fewest. For tax-credit apartments and HUD-assisted buildings, you apply directly at the building's management office. They tell you whether units are open and how to apply; HUD does not have that information.
How many households spend too much on rent in James City County?
HUD counts rent as a burden when it reaches 30% of income or more. In James City County, 55% of renter households are in that position; in Virginia, 49%, and nationwide, 51% (Average 2020–2024, Census).