Renting · Section 8
Data from November 2026
Renting in Montgomery County, Virginia
Montgomery County has a HUD fair market rent of $1,340 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $1,240 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $25.77 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,340
- a month, HUD, Fiscal year 2027
- 25% less than in Virginia
- Typical rent
- $1,240
- a month, Census, Average 2020–2024
- 21% less than in Virginia
- Wage needed
- $25.77
- an hour, 2 bedrooms
- Or $53,600 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 52%
- spend 30% or more of income on rent
- 7% more than in Virginia
Only here
Renting in Montgomery County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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Montgomery County has the highest typical rent in its area: $1,240, more than any of its 6 neighboring counties; next is Roanoke County ($1,224).
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 Montgomery 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 Montgomery County was $1,757 a month in September 2026: 4.3% 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 | $1,043 | $20.06 | $41,720 |
| 1 bedroom | $1,050 | $20.19 | $42,000 |
| 2 bedrooms | $1,340 | $25.77 | $53,600 |
| 3 bedrooms | $1,783 | $34.29 | $71,320 |
| 4 bedrooms | $2,048 | $39.38 | $81,920 |
HUD area: Blacksburg-Christiansburg-Radford, VA 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 11 ZIP codes in Montgomery County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,150 in 24138 to $1,470 in 24061. 4 ZIP codes are above the county's fair market rent ($1,340).
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)
| 24060 | Blacksburg-Christiansburg-Radford, VA | $1,140 | $1,150 | $1,470 | $1,960 | $2,250 |
|---|---|---|---|---|---|---|
| 24061 | Blacksburg-Christiansburg-Radford, VA | $1,140 | $1,150 | $1,470 | $1,960 | $2,250 |
| 24073 | Blacksburg-Christiansburg-Radford, VA | $1,020 | $1,030 | $1,310 | $1,740 | $2,000 |
| 24087 | Blacksburg-Christiansburg-Radford, VA | $960 | $970 | $1,240 | $1,650 | $1,920 |
| 24087 | Roanoke, VA | $960 | $970 | $1,240 | $1,650 | $1,920 |
| 24138 | Blacksburg-Christiansburg-Radford, VA | $820 | $900 | $1,150 | $1,540 | $1,920 |
| 24138 | Floyd County, VA | $820 | $900 | $1,150 | $1,540 | $1,920 |
| 24149 | Blacksburg-Christiansburg-Radford, VA | $1,100 | $1,100 | $1,390 | $1,890 | $2,350 |
| 24149 | Floyd County, VA | $1,100 | $1,100 | $1,390 | $1,890 | $2,350 |
| 24162 | Blacksburg-Christiansburg-Radford, VA | $850 | $900 | $1,150 | $1,540 | $1,920 |
| 24162 | Floyd County, VA | $850 | $900 | $1,150 | $1,540 | $1,920 |
- 24060 · Blacksburg-Christiansburg-Radford, VA $1,470$1,960
- 24061 · Blacksburg-Christiansburg-Radford, VA $1,470$1,960
- 24073 · Blacksburg-Christiansburg-Radford, VA $1,310$1,740
- 24087 · Blacksburg-Christiansburg-Radford, VA $1,240$1,650
- 24087 · Roanoke, VA $1,240$1,650
- 24138 · Blacksburg-Christiansburg-Radford, VA $1,150$1,540
- 24138 · Floyd County, VA $1,150$1,540
- 24149 · Blacksburg-Christiansburg-Radford, VA $1,390$1,890
- 24149 · Floyd County, VA $1,390$1,890
- 24162 · Blacksburg-Christiansburg-Radford, VA $1,150$1,540
- 24162 · Floyd County, VA $1,150$1,540
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 Montgomery County, 52% 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.
52%
of renter households spend 30% or more of their income on rent.
16,523 households rent in Montgomery County
- Spend half or more of their income 34%
- Spend 30% or more, but less than half 18%
- Spend less than 30% 48%
Compared with the state and the country
- Montgomery 52%
- Virginia 49%
- United States 51%
Low-income apartments
Low-income apartments in Montgomery County
HUD lists 17 properties with homes for low-income households in Montgomery 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
- 8
931 homes in all; 861 of them low-income, according to HUD.
- Christiansburg Bluff HUD-assisted 595 Republic Rd, Christiansburg 24073 120 homes, 119 low-income · For families · (540) 382-1977
- Trolinger House HUD-assisted 2603 Warm Hearth Dr, Blacksburg 24060 102 low-income homes · For older adults · (540) 552-2419
- Linden Green Tax credit (LIHTC) · HUD-assisted 1600 Simpson Rd, Christiansburg 24073 84 low-income homes · In service since 2011 · For families · (540) 382-8578
- Forest Hills at Belview Tax credit (LIHTC) 3226 Peppers Fry Rd NW, Christiansburg 24073 70 low-income homes · 1 bd: 14 · 2 bd: 26 · 3 bd: 20 · 4 bd: 10 · In service since 2012 · For families
- Fieldstone Senior Tax credit (LIHTC) 401 Givens Ln, Blacksburg 24060 60 low-income homes · 1 bd: 40 · 2 bd: 20 · In service since 2018 · For older adults
- Smokey Ridge Tax credit (LIHTC) 1785 Electric Way, Christiansburg 24073 52 low-income homes · 2 bd: 46 · 3 bd: 6 · In service since 2016 · For families
- Lantern Ridge Apts HUD-assisted 501 Fairfax RD, Blacksburg 24060 120 homes, 51 low-income · For families · (540) 552-8172
- Huckleberry Court Townhouses Tax credit (LIHTC) 599 Virginian Dr, Christiansburg 24073 50 low-income homes · 2 bd: 12 · 3 bd: 27 · 4 bd: 11 · In service since 2006 · For families
- Melinda s Melody HUD-assisted 100 Thaddeus Ln, Christiansburg 24073 48 low-income homes · For older adults · (540) 251-3116
- New River House HUD-assisted 2607 Warm Hearth Dr, Blacksburg 24060 42 low-income homes · For older adults · (540) 552-1914
- Henley Place Tax credit (LIHTC) 1215 Silver Lake Rd, Christiansburg 24073 41 low-income homes · 2 bd: 9 · 3 bd: 27 · 4 bd: 5 · In service since 2007 · For families
- Cambridge Square HUD-assisted 1805 Whipple Dr, Blacksburg 24060 40 low-income homes · For families · (540) 953-1870
- Cedar Crest III Tax credit (LIHTC) 600 Cedar Hill Dr, Blacksburg 24060 28 low-income homes · 1 bd: 2 · 2 bd: 21 · 3 bd: 4 · In service since 2005 · For families
- Cedar Crest I Tax credit (LIHTC) 596 Cedar Hill Dr, Blacksburg 24060 26 low-income homes · 2 bd: 6 · 3 bd: 20 · In service since 1999
- Cedar Crest II Tax credit (LIHTC) 504 Essex Ct, Blacksburg 24060 24 low-income homes · 2 bd: 8 · 3 bd: 16 · In service since 2000 · For families
- Ellett Road Community Apartments HUD-assisted 201 Fairfax Rd, Blacksburg 24060 12 low-income homes · For people with disabilities · (804) 278-9781
- Hunting Hills Tax credit (LIHTC) 3153 Hillman Ln, Blacksburg 24060 12 low-income homes · 2 bd: 12 · In service since 2016 · For older adults
One property has two programs at the same address and appears 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 Montgomery County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. A public housing agency runs it. HUD lists none with an office in Montgomery County; the state's agencies can help you. 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 | $25,150 | $41,900 | $67,000 |
| 2 people | $28,750 | $47,850 | $76,600 |
| 3 people | $32,350 | $53,850 | $86,150 |
| 4 people | $35,900 | $59,800 | $95,700 |
| 5 people | $38,800 | $64,600 | $103,400 |
| 6 people | $44,360 | $69,400 | $111,050 |
| 7 people | $50,040 | $74,200 | $118,700 |
| 8 people | $55,720 | $78,950 | $126,350 |
Area median income: $119,600. HUD income limits by family size, Fiscal year 2026. Area: Blacksburg-Christiansburg-Radford, VA HUD Metro FMR Area. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $939 – $1,147
- 1 bedroom $945 – $1,155
- 2 bedrooms $1,206 – $1,474
- 3 bedrooms $1,605 – $1,961
- 4 bedrooms $1,843 – $2,253
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
HUD lists no housing agency with an office in Montgomery County. You can apply at another agency in your state: you do not have to live where you apply. Source: HUD
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 Montgomery County
This HUD-approved agency has an office in Montgomery County. They counsel for free or at low cost.
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New River Community Action (montgomery Area)
400 W Main St, Christiansburg
- Mortgage delinquency and default
- Fair housing pre-purchase workshops
- and 5 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Montgomery 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
$2,680
What you need before you get the keys.
What adds up
- First month
- $1,340
- Security deposit
- $1,340
- Total
- $2,680
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 Montgomery County?
According to HUD (Fiscal year 2027): Studio: $1,043; 1 bedroom: $1,050; 2 bedrooms: $1,340; 3 bedrooms: $1,783; 4 bedrooms: $2,048. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Montgomery County?
Paying the 2-bedroom fair market rent ($1,340) without spending more than 30% of income takes $25.77 an hour full time, or $53,600 a year.
Who qualifies for Section 8 in Montgomery County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $59,800 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 Montgomery 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 $1,206 and $1,474 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Montgomery County?
For 2 bedrooms they run from $1,150 in 24138 to $1,470 in 24061. 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 Montgomery County?
HUD lists 17 properties with homes for low-income households in Montgomery 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 Montgomery County?
HUD counts rent as a burden when it reaches 30% of income or more. In Montgomery County, 52% of renter households are in that position; in Virginia, 49%, and nationwide, 51% (Average 2020–2024, Census).