Renting · Section 8
Data from November 2026
Renting in Loudoun County, Virginia
Loudoun County has a HUD fair market rent of $2,438 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $2,386 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $46.88 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $2,438
- a month, HUD, Fiscal year 2027
- 36% more than in Virginia
- Typical rent
- $2,386
- a month, Census, Average 2020–2024
- 51% more than in Virginia
- Wage needed
- $46.88
- an hour, 2 bedrooms
- Or $97,520 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 44%
- spend 30% or more of income on rent
- 9% less than in Virginia
Only here
Renting in Loudoun County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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Loudoun County has the highest typical rent of the 133 counties in Virginia: $2,386.
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Loudoun County has the highest typical household income of the 133 counties in Virginia: $181,765.
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Loudoun County has the highest typical rent in its area: $2,386, more than any of its 6 neighboring counties; next is Fairfax County ($2,276).
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1% of households in Loudoun County have no internet at home, against 7% in Virginia.
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 Loudoun 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 Loudoun County was $2,826 a month in September 2026: 1.8% 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 | $2,111 | $40.60 | $84,440 |
| 1 bedroom | $2,204 | $42.38 | $88,160 |
| 2 bedrooms | $2,438 | $46.88 | $97,520 |
| 3 bedrooms | $3,107 | $59.75 | $124,280 |
| 4 bedrooms | $3,658 | $70.35 | $146,320 |
HUD area: Washington-Arlington-Alexandria, DC-VA-MD 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 17 ZIP codes in Loudoun County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,900 in 20184 to $3,360 in 20152. 14 ZIP codes are above the county's fair market rent ($2,438).
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)
| 20105 | $2,840 | $2,970 | $3,280 | $4,180 | $4,920 |
|---|---|---|---|---|---|
| 20117 | $1,650 | $1,730 | $1,910 | $2,430 | $2,870 |
| 20129 | $2,390 | $2,500 | $2,760 | $3,520 | $4,140 |
| 20132 | $2,260 | $2,360 | $2,610 | $3,330 | $3,920 |
| 20141 | $1,840 | $1,920 | $2,140 | $2,740 | $3,230 |
| 20147 | $2,440 | $2,550 | $2,820 | $3,590 | $4,230 |
| 20148 | $2,750 | $2,870 | $3,170 | $4,040 | $4,760 |
| 20152 | $2,910 | $3,040 | $3,360 | $4,280 | $5,040 |
| 20158 | $2,220 | $2,310 | $2,560 | $3,260 | $3,840 |
| 20164 | $2,300 | $2,400 | $2,650 | $3,380 | $3,980 |
| 20165 | $2,480 | $2,590 | $2,860 | $3,640 | $4,290 |
| 20166 | $2,380 | $2,490 | $2,750 | $3,500 | $4,130 |
| 20175 | $2,140 | $2,230 | $2,470 | $3,150 | $3,710 |
| 20176 | $2,170 | $2,270 | $2,510 | $3,200 | $3,770 |
| 20180 | $2,170 | $2,260 | $2,500 | $3,190 | $3,750 |
| 20184 | $1,650 | $1,720 | $1,900 | $2,420 | $2,850 |
| 20197 | $2,190 | $2,290 | $2,530 | $3,230 | $3,800 |
- 20105 $3,280$4,180
- 20117 $1,910$2,430
- 20129 $2,760$3,520
- 20132 $2,610$3,330
- 20141 $2,140$2,740
- 20147 $2,820$3,590
- 20148 $3,170$4,040
- 20152 $3,360$4,280
- 20158 $2,560$3,260
- 20164 $2,650$3,380
- 20165 $2,860$3,640
- 20166 $2,750$3,500
- 20175 $2,470$3,150
- 20176 $2,510$3,200
- 20180 $2,500$3,190
- 20184 $1,900$2,420
- 20197 $2,530$3,230
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 Loudoun County, 44% 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.
44%
of renter households spend 30% or more of their income on rent.
31,590 households rent in Loudoun County
- Spend half or more of their income 22%
- Spend 30% or more, but less than half 22%
- Spend less than 30% 56%
Compared with the state and the country
- Loudoun 44%
- Virginia 49%
- United States 51%
Low-income apartments
Low-income apartments in Loudoun County
HUD lists 27 properties with homes for low-income households in Loudoun County: tax-credit apartments (LIHTC) and HUD-assisted buildings. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 27
- HUD-assisted
- 2
3,268 homes in all; 3,266 of them low-income, according to HUD.
- Fields at Cascades Tax credit (LIHTC) 21260 Huntington Sq, Sterling 20166 320 low-income homes · 2 bd: 240 · 3 bd: 80 · In service since 1999 · For families
- Mayfair Commons Tax credit (LIHTC) 75 Plaza St NE, Leesburg 20176 248 low-income homes · 2 bd: 124 · 3 bd: 124 · In service since 2000
- Woods at Brambleton Tax credit (LIHTC) 23601 Willshaw Sq, Brambleton 20148 202 low-income homes · Studio: 7 · 1 bd: 58 · 2 bd: 135 · 3 bd: 7 · In service since 2016 · For families
- Ashburn Meadows I Tax credit (LIHTC) 44386 Tillman Ter, Ashburn 20147 176 low-income homes · 2 bd: 144 · 3 bd: 32 · In service since 2000 · For families
- Abbey at South Riding I Tax credit (LIHTC) 43001 Thoroughgood Dr, South Riding 20152 168 low-income homes · 1 bd: 48 · 2 bd: 84 · 3 bd: 36 · In service since 1999 · For families
- Grove at Flynn's Crossing Tax credit (LIHTC) 21892 Blossom Hill Ter, Ashburn 20147 168 low-income homes · 1 bd: 24 · 2 bd: 126 · 3 bd: 18 · In service since 2000 · For families
- Ashburn Meadows II Tax credit (LIHTC) 44411 Whitford Sq, Ashburn 20147 160 low-income homes · 2 bd: 130 · 3 bd: 30 · In service since 2002 · For families
- Fields of Leesburg I Tax credit (LIHTC) 75 Plaza St NE, Leesburg 20176 156 low-income homes · 1 bd: 12 · 2 bd: 126 · 3 bd: 18 · In service since 1999 · For families
- Potomac Station Tax credit (LIHTC) 654A Fort Evans Rd NE, Leesburg 20176 152 homes, 150 low-income · In service since 2002 · For families
- Cascades Village Tax credit (LIHTC) 46565 Harry Byrd Hwy, Sterling 20164 150 low-income homes · 1 bd: 123 · 2 bd: 27 · In service since 2002 · For older adults
- Evans Ridge Tax credit (LIHTC) 428 Evans Ridge Ter NE, Leesburg 20176 150 low-income homes · 2 bd: 90 · 3 bd: 60 · In service since 1996 · For families
- Wingler House I Tax credit (LIHTC) 20900 Runnymeade Ter, Ashburn 20147 132 low-income homes · In service since 1998 · For older adults
- Wingler House II Tax credit (LIHTC) 20903 Runnymeade Ter, Ashburn 20147 132 low-income homes · 1 bd: 92 · 2 bd: 40 · In service since 2004 · For older adults
- Stone Springs Tax credit (LIHTC) 42225 Glascock Field Dr, Dulles 20166 128 low-income homes · 1 bd: 32 · 2 bd: 84 · 3 bd: 12 · In service since 2019 · For families
- Fields of Sterling Tax credit (LIHTC) 46910 Shady Point Sq, Sterling 20164 102 low-income homes · 2 bd: 80 · 3 bd: 22 · In service since 2004 · For families
- Madison House Tax credit (LIHTC) · HUD-assisted 25 Monroe St SE, Leesburg 20175 100 low-income homes · 1 bd: 94 · 2 bd: 6 · In service since 2005 · For older adults · (703) 777-5510
- Shreveport Ridge Tax credit (LIHTC) 42597 Prescott Green Sq, Brambleton 20148 98 low-income homes · 1 bd: 8 · 2 bd: 60 · 3 bd: 30 · In service since 2015 · For families
- Heronview Tax credit (LIHTC) 21391 Pacific Boulevard, Sterling 20166 96 low-income homes · 1 bd: 18 · 2 bd: 58 · 3 bd: 20 · In service since 2018 · For families
- William Watters House Tax credit (LIHTC) · HUD-assisted 22365 Enterprise St, Sterling 20164 91 low-income homes · 1 bd: 24 · 2 bd: 67 · In service since 2007 · For older adults · (703) 406-0611
- Main Street Commons Tax credit (LIHTC) 119 N 16th St, Purcellville 20132 90 low-income homes · 1 bd: 12 · 2 bd: 60 · 3 bd: 18 · In service since 2002 · For families
- Maple Avenue Tax credit (LIHTC) 650 Dominion Ter, Purcellville 20132 60 low-income homes · 1 bd: 12 · 2 bd: 48 · In service since 2002 · For families
- Birchwood at Brambleton I Tax credit (LIHTC) Cransford Drive at Strickland Drive, Ashburn 20148 56 low-income homes · 1 bd: 30 · 2 bd: 26 · In service since 2019 · For older adults
- Purcellville East Tax credit (LIHTC) 114 N 16th St, Purcellville 20132 46 low-income homes · 1 bd: 10 · 2 bd: 34 · 3 bd: 2 · In service since 2006 · For families
- Birchwood at Brambleton II Tax credit (LIHTC) Cransford Drive at Strickland Drive, Ashburn 20148 27 low-income homes · 1 bd: 15 · 2 bd: 12 · In service since 2019 · For families
- Fields of Ashburn II Tax credit (LIHTC) 43848 Dodge Ter, Ashburn 20147 24 low-income homes · 2 bd: 18 · 3 bd: 6 · In service since 2000 · For families
- Levis Hill House Tax credit (LIHTC) 1000 W Washington St, Middleburg 20117 20 low-income homes · In service since 2009 · For older adults
- Llewellyn Village Tax credit (LIHTC) 300 Windy Hill Rd, Middleburg 20117 16 low-income homes · In service since 2011 · For families
2 properties have two programs at the same address and appear once. Search HUD's map
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 Loudoun 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 Loudoun 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 | $34,900 | $58,150 | $74,800 |
| 2 people | $39,900 | $66,450 | $85,450 |
| 3 people | $44,900 | $74,750 | $96,150 |
| 4 people | $49,850 | $83,050 | $106,800 |
| 5 people | $53,850 | $89,700 | $115,350 |
| 6 people | $57,850 | $96,350 | $123,900 |
| 7 people | $61,850 | $103,000 | $132,450 |
| 8 people | $65,850 | $109,650 | $141,000 |
Area median income: $166,100. HUD income limits by family size, Fiscal year 2026. Area: Washington-Arlington-Alexandria, DC-VA-MD HUD Metro FMR Area. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $1,900 – $2,322
- 1 bedroom $1,984 – $2,424
- 2 bedrooms $2,194 – $2,682
- 3 bedrooms $2,796 – $3,418
- 4 bedrooms $3,292 – $4,024
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
- Loudoun County DHCD Section 8 vouchers · 821 vouchers (703) 737-8323 Loudoun County DHCD: hcv@loudoun.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 Loudoun County
These are the nearest HUD-approved agencies. They counsel for free or at low cost.
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Prince William County Virginia Cooperative Extension
8033 Ashton Ave Ste 105, Manassas · 21 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 7 more
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Korean Community Service Center of Greater Washington
7700 Little River Tpke Ste 406, Annandale · 29 miles away
- Budget and financial counseling
- Budget and credit workshops
- and 5 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Loudoun 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
$4,876
What you need before you get the keys.
What adds up
- First month
- $2,438
- Security deposit
- $2,438
- Total
- $4,876
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 Loudoun County?
According to HUD (Fiscal year 2027): Studio: $2,111; 1 bedroom: $2,204; 2 bedrooms: $2,438; 3 bedrooms: $3,107; 4 bedrooms: $3,658. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Loudoun County?
Paying the 2-bedroom fair market rent ($2,438) without spending more than 30% of income takes $46.88 an hour full time, or $97,520 a year.
Who qualifies for Section 8 in Loudoun County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $83,050 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 Loudoun 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 $2,194 and $2,682 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Loudoun County?
For 2 bedrooms they run from $1,900 in 20184 to $3,360 in 20152. 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 Loudoun County?
HUD lists 27 properties with homes for low-income households in Loudoun 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 Loudoun County?
HUD counts rent as a burden when it reaches 30% of income or more. In Loudoun County, 44% of renter households are in that position; in Virginia, 49%, and nationwide, 51% (Average 2020–2024, Census).