Renting in the City of Roanoke, Virginia: fair rents and Section 8

Fair market rent, 2 bedrooms: $1,464; a month, HUD, Fiscal year 2027; 18% less than in Virginia
Typical rent: $996; a month, Census, Average 2020–2024; 37% less than in Virginia
Wage needed: $28.15; an hour, 2 bedrooms; Or $58,560 a year, to spend no more than 30% of income on rent.
Rent-burdened households: 45%; spend 30% or more of income on rent; 7% less than in Virginia

Source: Fair Market Rents (HUD) Fiscal year 2027 Fair Market Rents (HUD) (external site) Source: American Community Survey (ACS) 5-year estimates Average 2020–2024 American Community Survey (ACS) 5-year estimates (external site)

Only here

Renting in the City of Roanoke: what sets it apart

What this place has that others do not, from public data, most unusual first.

Nearby, in Craig County, the typical rent is $713: 28% less than in the City of Roanoke ($996).

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 the City of Roanoke. 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 the City of Roanoke was $1,280 a month in September 2026: 2.4% more than 12 months ago. It is an index of market listings, not a HUD limit. Zillow data

Fair market rent and wage needed To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Fair market rent and wage needed. To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).
Size	Fair rent per month	Hourly wage	Income needed per year
Studio	$1,186	$22.81	$47,440
1 bedroom	$1,250	$24.04	$50,000
2 bedrooms	$1,464	$28.15	$58,560
3 bedrooms	$2,022	$38.88	$80,880
4 bedrooms	$2,447	$47.06	$97,880

HUD area: Roanoke, 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 7 ZIP codes in the City of Roanoke (Fiscal year 2027). Type yours to see it.

For 2 bedrooms they run from $1,220 in 24015 to $1,480 in 24013. 3 ZIP codes are above the county's fair market rent ($1,464).

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)

Fair market rent by ZIP code and size, Fiscal year 2027. HUD area: Roanoke, VA.

24011	$1,200	$1,260	$1,480	$2,040	$2,470
24012	$1,200	$1,260	$1,480	$2,040	$2,470
24013	$1,200	$1,260	$1,480	$2,040	$2,470
24015	$990	$1,040	$1,220	$1,680	$2,040
24016	$1,120	$1,180	$1,380	$1,910	$2,310
24017	$1,180	$1,250	$1,460	$2,020	$2,440
24022	$1,130	$1,190	$1,390	$1,920	$2,320

ZIP code 2 bd3 bd
24011 $1,480$2,040
24012 $1,480$2,040
24013 $1,480$2,040
24015 $1,220$1,680
24016 $1,380$1,910
24017 $1,460$2,020
24022 $1,390$1,920

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 the City of Roanoke, 45% 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.

45%

of renter households spend 30% or more of their income on rent.

20,723 households rent in the City of Roanoke

Spend half or more of their income 21%
Spend 30% or more, but less than half 24%
Spend less than 30% 55%

Compared with the state and the country

Roanoke 45%
Virginia 49%
United States 51%

Low-income apartments

Low-income apartments in the City of Roanoke

HUD lists 38 properties with homes for low-income households in the City of Roanoke: 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): 18
HUD-assisted: 13
public housing: 9

3,423 homes in all; 3,402 of them low-income, according to HUD.

Lansdowne PRK Public housing 607 30th St NW, Roanoke 24017 300 low-income homes · Run by Roanoke Redevelopment & Housing Authority · Average payment: $287 a month · Average wait: 10 months · (540) 983-9283
Ashton Heights Tax credit (LIHTC) 3422 Bennett Dr NW, Roanoke 24017 244 low-income homes · 1 bd: 64 · 2 bd: 156 · 3 bd: 24 · In service since 2006 · For families
Ashton Heights HUD-assisted 3530 Dona Dr NW, Roanoke 24017 244 low-income homes · For families · (540) 345-9325
Melrose Towers Public housing 3038 Melrose Ave NW, Roanoke 24017 212 low-income homes · Run by Roanoke Redevelopment & Housing Authority · Average payment: $329 a month · Average wait: 10 months · (540) 983-9283
Hunt Manor Public housing 807 Hunt Ave NW, Roanoke 24012 172 low-income homes · Run by Roanoke Redevelopment & Housing Authority · Average payment: $392 a month · Average wait: 25 months · (540) 983-9283
Lincoln Terrace Public housing 1734 Dunbar St NW, Roanoke 24012 165 low-income homes · Run by Roanoke Redevelopment & Housing Authority · Average payment: $420 a month · Average wait: 15 months · (540) 983-9283
Indian Rock Village Public housing 2002 Wise Ave SE, Roanoke 24013 156 low-income homes · Run by Roanoke Redevelopment & Housing Authority · Average payment: $378 a month · Average wait: 15 months · (540) 983-9283
Jamestown Place Public housing 1644 Queen Ann Dr SE, Roanoke 24014 150 low-income homes · Run by Roanoke Redevelopment & Housing Authority · Average payment: $337 a month · Average wait: 11 months · (540) 983-9283
Ferncliff North Tax credit (LIHTC) · HUD-assisted 3533 Ferncliff Ave NW, Roanoke 24017 144 low-income homes · 1 bd: 18 · 2 bd: 72 · 3 bd: 54 · In service since 2016 · For families · (540) 563-5611
Westwood Village HUD-assisted 741 Westwood Blvd NW, Roanoke 24017 113 low-income homes · For families · (540) 343-8356
Westwood Village Preservation Tax credit (LIHTC) 748 Westwood Blvd NW, Roanoke 24017 113 low-income homes · In service since 2011 · For families
Terrace South Tax credit (LIHTC) 1540 Bluemont Ave SW, Roanoke 24015 109 low-income homes · In service since 2010 · For families
Afton Gardens Tax credit (LIHTC) 701 Hunt Ave NW, Roanoke 24012 108 low-income homes · 2 bd: 108 · In service since 2003 · For families
Morningside Manor Public housing 1020 13th St SE, Roanoke 24013 105 low-income homes · Run by Roanoke Redevelopment & Housing Authority · Average payment: $337 a month · Average wait: 9 months · (540) 983-9283
Afton Gardens Apartments HUD-assisted 705 Hunt Ave NW, Roanoke 24012 108 homes, 104 low-income · For families · (540) 362-4827
Fairington of Roanoke HUD-assisted 4922 Grandin Rd SW, Roanoke 24018 100 low-income homes · For older adults · (540) 989-7731
Tinker Creek Manor Apts HUD-assisted 2050 Tinker Dr NE, Roanoke 24012 100 homes, 99 low-income · For families · (540) 342-2333
Ferncliff South Tax credit (LIHTC) · HUD-assisted 3666 Ferncliff Ave NW, Roanoke 24017 84 low-income homes · 1 bd: 12 · 2 bd: 48 · 3 bd: 24 · In service since 2012 · For families · (540) 366-5255
Terrace North Tax credit (LIHTC) 1520 Maiden Ln SW, Roanoke 24015 78 low-income homes · In service since 2010 · For families
Stratford Village, aka Lee-Hy Manor Elderly HUD-assisted 3780 Stratford Park Dr SW, Roanoke 24018 71 homes, 70 low-income · For older adults · (540) 774-4673
Mccray Court Senior Living Tax credit (LIHTC) 204 9th St NW, Roanoke 24016 68 low-income homes · 1 bd: 32 · 2 bd: 36 · In service since 2002 · For older adults
Elm Manor Homes Aka Elm Manor/Mountain Manor HUD-assisted 32 Elm Ave SW, Roanoke 24016 38 low-income homes · For older adults · (540) 344-7192
Blue Ridge Village Tax credit (LIHTC) 2744 Melrose Ave NW, Roanoke 24017 48 low-income homes · 1 bd: 7 · 2 bd: 41 · In service since 2007 · For older adults
Lee - Hy Manor Apts HUD-assisted 3760 Stratford Park Dr SW, Roanoke 24018 48 low-income homes · For families · (540) 774-4673
Christian Village of Western Virginia HUD-assisted 3300 Springtree Dr NE, Roanoke 24012 45 low-income homes · For older adults · (540) 342-5232
Hurt Park II Tax credit (LIHTC) 1801 Westview Ave SW, Roanoke 24016 40 low-income homes · In service since 2009 · For families
Autumn Ridge (ROANOKE) Tax credit (LIHTC) 2119 Fallon Ave SE, Roanoke 24013 72 homes, 36 low-income · In service since 1999 · For families
Stepping Stone Tax credit (LIHTC) 1914 Gandy Dr NW, Roanoke 24012 30 low-income homes · 2 bd: 12 · 3 bd: 18 · In service since 2006 · For families
Harrison School HUD-assisted 523 Harrison Ave NW, Roanoke 24016 28 low-income homes · For older adults · (540) 344-6553
Park Street Square Tax credit (LIHTC) 515 Centre Ave NW, Roanoke 24016 25 low-income homes · In service since 2008 · For families
Hackley Avenue Apartments HUD-assisted 2624 Salem Tpke NW, Roanoke 24017 24 low-income homes · For older adults · (540) 983-9213
Hillcrest Heights Tax credit (LIHTC) 1092 Wise Ave Se, Roanoke 24013 24 low-income homes · In service since 2008 · For families
Gilmer Housing Tax credit (LIHTC) 802 Loudon Ave NW, Roanoke 24016 20 low-income homes · 2 bd: 10 · 3 bd: 10 · In service since 2000 · For families
Scattered Sites Public housing 2018 Bunche Dr NW, Roanoke 24012 15 low-income homes · Run by Roanoke Redevelopment & Housing Authority · Average payment: $537 a month · Homes at several sites · (540) 983-9283
502 Church Ave SW Tax credit (LIHTC) 502 Church Ave SW, Roanoke 24016 13 low-income homes · In service since 1990
824 Madison Avenue Tax credit (LIHTC) 824 Madison Ave NW, Roanoke 24016 4 low-income homes · 3 bd: 3 · 4 bd: 1 · In service since 1995 · For families
13th Street Tax credit (LIHTC) 19 13th St SW, Roanoke 24016 3 low-income homes · 3 bd: 3 · In service since 1994 · For families
Bluestone Public housing 2814 Bluestone Ave NE, Roanoke 24012 2 low-income homes · Run by Roanoke Redevelopment & Housing Authority · Homes at several sites · (540) 983-9283

2 properties have two programs at the same address and appear once. Search HUD's map

How to apply

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. Source: HUD
You apply for public housing at the housing agency that runs it. The agency looks at your yearly income, whether you are a family, an older adult or a person with a disability, and your U.S. citizenship or eligible immigration status. If you qualify, your name goes on a waiting list unless they can help you right away. Source: HUD
In tax-credit (LIHTC) apartments, the low-income homes have an income limit, a percentage of the area median income, and a rent cap. Source: 26 U.S.C. §42(g)
In buildings with Section 8 project-based assistance, only low-income households can move in. Source: 24 CFR §5.653(b)
A housing voucher (Section 8) is a separate kind of help: you apply at the public housing agency and use it to rent a home you choose. Source: HUD

This county's income limits Search HUD's map

In public housing, the average payment is what households pay on average for rent and utilities, and the average wait is the time on the list of those who moved in. HUD does not publish those figures where fewer than 11 households reported.

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 the City of Roanoke

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 the City of Roanoke. Here is what the rules say:

The rules, with their source

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
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)
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)
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)
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
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)

Mixed-status families: how assistance is figured

HUD income limits Yearly income of the whole family, before taxes.

HUD income limits by family size, Fiscal year 2026. Area: Roanoke, VA HUD Metro FMR Area.
People	Extremely low (30%)	Very low (50%)	Low
1 person	$20,700	$34,500	$55,200
2 people	$23,650	$39,400	$63,050
3 people	$27,320	$44,350	$70,950
4 people	$33,000	$49,250	$78,800
5 people	$38,680	$53,200	$85,150
6 people	$44,360	$57,150	$91,450
7 people	$50,040	$61,100	$97,750
8 people	$55,720	$65,050	$104,050

Area median income: $98,500. HUD income limits by family size, Fiscal year 2026. Area: Roanoke, VA HUD Metro FMR Area. Source: HUD, Fiscal year 2026

How much can you earn? Check your case

Possible payment standard

Studio $1,067 – $1,305
1 bedroom $1,125 – $1,375
2 bedrooms $1,318 – $1,610
3 bedrooms $1,820 – $2,224
4 bedrooms $2,202 – $2,692

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

Roanoke Redevelopment & Housing Authority Public housing and Section 8 vouchers · 2,362 vouchers · 1,277 public housing units (540) 983-9283 Roanoke Redevelopment & Housing Authority: dbustamante@rkehousing.org

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 rule

Compare 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 the City of Roanoke

These HUD-approved agencies have offices in the City of Roanoke. They counsel for free or at low cost.

CC
Commonwealth Catholic Charities

2131 Valley View Blvd NW, Roanoke · Spanish

Also serves in Arabic, American Sign Language (ASL), Creole, Farsi, and 5 more languages.
- Mortgage delinquency and default
- Mortgage delinquency workshops
- and 11 more
(804) 285-5986
SR
Southeast Rural Community Assistance Project

347 Campbell Ave SW, Roanoke
- Mortgage delinquency and default
- Mortgage delinquency workshops
- and 10 more
(540) 345-1184

See every agency in Virginia Find legal aid (lsc.gov)

Tool

How much cash do you need to move in?

It starts with the 2-bedroom fair market rent in the City of Roanoke. 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

Open the full tool

Your move

State

We use the place's fair market rent and the state's deposit rule.

Monthly rentHUD fair market rent$HUD two-bedroom fair market rent (FMR) in the City of Roanoke (FY2027). Enter the rent of the home you want.What you can set aside each month$To see how long it takes to put it together.

Adjust advanced details

Deposit and rent in advance

The deposit, in

Months of rentDollars

Months of rent for the depositThat is $1,464. We start with an example; enter what you are asked for.Pay the first month before moving inThey also ask for the last month

Application fees$What each application charges, for all the ones you'll fill out.Utility deposits and connection$Electricity, gas, water and internet. Ask each company.The move$Planning example, not a price: $100 to $400 to rent a truck for a day for a move within your city. Get quotes.Pet deposit$Other costs$Boxes, locks, basic furniture.

Let's do the math

Cash to move in

$2,928

What you need before you get the keys.

What adds up

First month: $1,464
Security deposit: $1,464
Total: $2,928

The deposit cap

Pick your state to see whether its law caps the deposit.

Compare each state's rules →

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.

Guide: the security deposit Guide: avoiding rental scams Family budget How much rent can I afford?

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.

Guides

Before you sign

Frequently asked questions

What is the fair market rent in the City of Roanoke?

According to HUD (Fiscal year 2027): Studio: $1,186; 1 bedroom: $1,250; 2 bedrooms: $1,464; 3 bedrooms: $2,022; 4 bedrooms: $2,447. It covers rent plus basic utilities, except the phone.

How much do you need to earn to rent in the City of Roanoke?

Paying the 2-bedroom fair market rent ($1,464) without spending more than 30% of income takes $28.15 an hour full time, or $58,560 a year.

Who qualifies for Section 8 in the City of Roanoke?

Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $49,250 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 the City of Roanoke?

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 $1,318 and $1,610 a month. Your agency publishes its figure.

Does the fair market rent change by ZIP code in the City of Roanoke?

For 2 bedrooms they run from $1,220 in 24015 to $1,480 in 24013. 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 the City of Roanoke?

HUD lists 38 properties with homes for low-income households in the City of Roanoke: 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 the City of Roanoke?

HUD counts rent as a burden when it reaches 30% of income or more. In the City of Roanoke, 45% of renter households are in that position; in Virginia, 49%, and nationwide, 51% (Average 2020–2024, Census).

Sources and methodology

Fair market rents and income limits come from HUD; typical rent and the burden, from the Census. The wage needed is our calculation: fair market rent × 12 ÷ 30% ÷ full-time hours a year. The voucher rules were read in their official text on the date shown.

Fair Market Rents Fiscal year 2027
Small Area Fair Market Rents Fiscal year 2027
Low-income apartments Retrieved November 6, 2026
American Community Survey Average 2020–2024
Income Limits Fiscal year 2026
Public Housing Agencies Retrieved November 6, 2026
HUD-approved housing counseling agencies Retrieved November 6, 2026

Program rules

24 CFR §888.113, Fair market rents for existing housing: Methodology Verified October 30, 2026
24 CFR §982.503, Payment standard areas, schedule, and amounts Verified October 30, 2026
24 CFR §5.603, Definitions (income) Verified October 30, 2026
24 CFR §982.201, Eligibility and targeting Verified October 30, 2026
24 CFR §982.1, Programs: purpose and structure Verified October 30, 2026
24 CFR §982.508, Maximum family share at initial occupancy Verified October 30, 2026
HUD, Housing Choice Voucher Tenants Verified October 30, 2026

Renting in the City of Roanoke , Virginia

Four numbers to start with

Renting in the City of Roanoke: what sets it apart

What HUD sets for each size

The fair market rent for your ZIP code

How many households spend too much

Compared with the state and the country

Low-income apartments in the City of Roanoke

The Section 8 voucher in the City of Roanoke

The rules, with their source

Possible payment standard

Housing agencies that serve this place

Your rights as a tenant in Virginia

Where to get help with rent in the City of Roanoke

How much cash do you need to move in?

Your move

Before you sign

Frequently asked questions

What is the fair market rent in the City of Roanoke?

How much do you need to earn to rent in the City of Roanoke?

Who qualifies for Section 8 in the City of Roanoke?

How much does Section 8 pay in the City of Roanoke?

Does the fair market rent change by ZIP code in the City of Roanoke?

How many low-income apartments are there in the City of Roanoke?

How many households spend too much on rent in the City of Roanoke?