Renting · Section 8
Data from November 2026
Renting in Lee County, Virginia
Lee County has a HUD fair market rent of $943 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $738 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $18.13 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $943
- a month, HUD, Fiscal year 2027
- 47% less than in Virginia
- Typical rent
- $738
- a month, Census, Average 2020–2024
- 53% less than in Virginia
- Wage needed
- $18.13
- an hour, 2 bedrooms
- Or $37,720 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 56%
- spend 30% or more of income on rent
- 16% more than in Virginia
Only here
Renting in Lee County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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At $41,827, Lee County ranks 3rd among the 133 counties in Virginia for the lowest typical household income.
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19% of households in Lee County have no internet at home, against 7% in Virginia.
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Lee County has the 12th largest share of rent-burdened renters of the 128 counties in Virginia with this figure (56%).
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At $738, Lee County ranks 13th among the 133 counties in Virginia for the lowest typical rent.
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 Lee 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)
| Size | Fair rent per month | Hourly wage | Income needed per year |
|---|---|---|---|
| Studio | $716 | $13.77 | $28,640 |
| 1 bedroom | $721 | $13.87 | $28,840 |
| 2 bedrooms | $943 | $18.13 | $37,720 |
| 3 bedrooms | $1,294 | $24.88 | $51,760 |
| 4 bedrooms | $1,325 | $25.48 | $53,000 |
HUD area: Lee County, VA. 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 9 ZIP codes in Lee County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $940 in 24248 to $1,000 in 24221. 6 ZIP codes are above the county's fair market rent ($943).
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)
| 24221 | Kingsport-Bristol, TN-VA | $730 | $770 | $1,000 | $1,300 | $1,370 |
|---|---|---|---|---|---|---|
| 24221 | Lee County, VA | $730 | $770 | $1,000 | $1,300 | $1,370 |
| 24243 | Lee County, VA | $730 | $750 | $980 | $1,310 | $1,480 |
| 24248 | Lee County, VA | $720 | $720 | $940 | $1,290 | $1,320 |
| 24263 | Lee County, VA | $720 | $720 | $940 | $1,290 | $1,320 |
| 24265 | Lee County, VA | $730 | $750 | $970 | $1,290 | $1,410 |
| 24277 | Lee County, VA | $720 | $730 | $950 | $1,300 | $1,330 |
| 24281 | Lee County, VA | $720 | $750 | $940 | $1,270 | $1,300 |
| 24282 | Lee County, VA | $740 | $770 | $980 | $1,310 | $1,330 |
- 24221 · Kingsport-Bristol, TN-VA $1,000$1,300
- 24221 · Lee County, VA $1,000$1,300
- 24243 · Lee County, VA $980$1,310
- 24248 · Lee County, VA $940$1,290
- 24263 · Lee County, VA $940$1,290
- 24265 · Lee County, VA $970$1,290
- 24277 · Lee County, VA $950$1,300
- 24281 · Lee County, VA $940$1,270
- 24282 · Lee County, VA $980$1,310
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 Lee County, 56% 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.
56%
of renter households spend 30% or more of their income on rent.
2,301 households rent in Lee County
- Spend half or more of their income 32%
- Spend 30% or more, but less than half 24%
- Spend less than 30% 44%
Compared with the state and the country
- Lee 56%
- Virginia 49%
- United States 51%
Low-income apartments
Low-income apartments in Lee County
HUD lists 7 properties with homes for low-income households in Lee County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 5
- HUD-assisted
- 1
- public housing
- 1
267 homes in all; 267 of them low-income, according to HUD.
- Chappell Garden Public housing 164 Garden Dr, Jonesville 24263 74 low-income homes · Run by Lee County Redevelopment & Housing Authority · Average payment: $404 a month · Average wait: 4 months · (276) 346-3910
- Jonesville Manor Apts Tax credit (LIHTC) 117 Jonesville Manor Rd, Jonesville 24263 40 low-income homes · 1 bd: 40 · In service since 2011 · For older adults
- Lee Terrace Tax credit (LIHTC) 1750 Combs Rd, Pennington Gap 24277 40 low-income homes · 1 bd: 39 · 2 bd: 1 · In service since 2019 · For older adults
- Stonegate (lee Co ) Tax credit (LIHTC) 420 Stonegate Dr, Pennington Gap 24277 36 low-income homes · 1 bd: 12 · 2 bd: 24 · In service since 2006 · For families
- Powell Valley Village Apartments Tax credit (LIHTC) 195 Powell Valley Village St, Jonesville 24263 34 low-income homes · 2 bd: 34 · In service since 2018 · For families
- Rose Hill Tax credit (LIHTC) 200 Pinnacle Rd, Rose Hill 24281 32 low-income homes · In service since 2004 · For families
- Three, Inc. HUD-assisted 3 Park St, Jonesville 24263 11 low-income homes · For people with disabilities · (423) 232-4300
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 Lee 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 Lee 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 | $16,800 | $28,000 | $44,750 |
| 2 people | $21,640 | $32,000 | $51,150 |
| 3 people | $27,320 | $36,000 | $57,550 |
| 4 people | $33,000 | $39,950 | $63,900 |
| 5 people | $38,680 | $43,150 | $69,050 |
| 6 people | $44,360 | $46,350 | $74,150 |
| 7 people | $49,550 | $49,550 | $79,250 |
| 8 people | $52,750 | $52,750 | $84,350 |
Area median income: $65,200. HUD income limits by family size, Fiscal year 2026. Area: Lee County, VA. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $644 – $788
- 1 bedroom $649 – $793
- 2 bedrooms $849 – $1,037
- 3 bedrooms $1,165 – $1,423
- 4 bedrooms $1,193 – $1,458
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
- Lee County Redevelopment & Housing Authority Public housing and Section 8 vouchers · 532 vouchers · 74 public housing units (276) 346-3910 Lee County Redevelopment & Housing Authority: ggarrett@lcrha.com
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 Lee County
These are the nearest HUD-approved agencies. They counsel for free or at low cost.
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Appalachian Community Action & Development Agency, Inc.(appcaa)
175 Military Ln, Gate City · 26 miles away
- Mortgage delinquency and default
- Workshops for new owners
- and 4 more
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Commonwealth Catholic Charities
507 Park Avenue SW, Norton · 32 miles away
- Mortgage delinquency and default
- Mortgage delinquency workshops
- and 11 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Lee 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
$1,886
What you need before you get the keys.
What adds up
- First month
- $943
- Security deposit
- $943
- Total
- $1,886
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 Lee County?
According to HUD (Fiscal year 2027): Studio: $716; 1 bedroom: $721; 2 bedrooms: $943; 3 bedrooms: $1,294; 4 bedrooms: $1,325. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Lee County?
Paying the 2-bedroom fair market rent ($943) without spending more than 30% of income takes $18.13 an hour full time, or $37,720 a year.
Who qualifies for Section 8 in Lee County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $39,950 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 Lee 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 $849 and $1,037 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Lee County?
For 2 bedrooms they run from $940 in 24248 to $1,000 in 24221. 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 Lee County?
HUD lists 7 properties with homes for low-income households in Lee County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. 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 Lee County?
HUD counts rent as a burden when it reaches 30% of income or more. In Lee County, 56% of renter households are in that position; in Virginia, 49%, and nationwide, 51% (Average 2020–2024, Census).