Renting · Section 8
Data from November 2026
Renting in Wise County, Virginia
Wise 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 $790 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
- $790
- a month, Census, Average 2020–2024
- 50% 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
- 35%
- spend 30% or more of income on rent
- 27% less than in Virginia
Only here
Renting in Wise County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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Among the neighboring counties, Russell County has the lowest typical rent ($653), 17% below the $790 in Wise County.
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At 35%, Wise County ranks 13th among the 128 counties in Virginia with this figure for the smallest share of rent-burdened renters.
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 Wise 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 | $717 | $13.79 | $28,680 |
| 1 bedroom | $722 | $13.88 | $28,880 |
| 2 bedrooms | $943 | $18.13 | $37,720 |
| 3 bedrooms | $1,262 | $24.27 | $50,480 |
| 4 bedrooms | $1,460 | $28.08 | $58,400 |
HUD area: Wise County-Norton city, VA HUD Nonmetro 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 14 ZIP codes in Wise County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $940 in 24273 to $1,020 in 24230. 9 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)
| 24216 | Wise County-Norton city, VA | $750 | $760 | $990 | $1,320 | $1,530 |
|---|---|---|---|---|---|---|
| 24219 | Kingsport-Bristol, TN-VA | $760 | $760 | $1,000 | $1,330 | $1,530 |
| 24219 | Lee County, VA | $760 | $760 | $1,000 | $1,330 | $1,530 |
| 24219 | Wise County-Norton city, VA | $760 | $760 | $1,000 | $1,330 | $1,530 |
| 24230 | Dickenson County, VA | $780 | $790 | $1,020 | $1,350 | $1,570 |
| 24230 | Kingsport-Bristol, TN-VA | $780 | $790 | $1,020 | $1,350 | $1,570 |
| 24230 | Wise County-Norton city, VA | $780 | $790 | $1,020 | $1,350 | $1,570 |
| 24246 | Wise County-Norton city, VA | $760 | $760 | $1,000 | $1,330 | $1,530 |
| 24273 | Wise County-Norton city, VA | $720 | $720 | $940 | $1,260 | $1,460 |
| 24279 | Wise County-Norton city, VA | $720 | $720 | $940 | $1,260 | $1,460 |
| 24283 | Dickenson County, VA | $730 | $740 | $940 | $1,240 | $1,440 |
| 24283 | Russell County, VA | $730 | $740 | $940 | $1,240 | $1,440 |
| 24283 | Wise County-Norton city, VA | $730 | $740 | $940 | $1,240 | $1,440 |
| 24293 | Wise County-Norton city, VA | $730 | $730 | $960 | $1,280 | $1,490 |
- 24216 · Wise County-Norton city, VA $990$1,320
- 24219 · Kingsport-Bristol, TN-VA $1,000$1,330
- 24219 · Lee County, VA $1,000$1,330
- 24219 · Wise County-Norton city, VA $1,000$1,330
- 24230 · Dickenson County, VA $1,020$1,350
- 24230 · Kingsport-Bristol, TN-VA $1,020$1,350
- 24230 · Wise County-Norton city, VA $1,020$1,350
- 24246 · Wise County-Norton city, VA $1,000$1,330
- 24273 · Wise County-Norton city, VA $940$1,260
- 24279 · Wise County-Norton city, VA $940$1,260
- 24283 · Dickenson County, VA $940$1,240
- 24283 · Russell County, VA $940$1,240
- 24283 · Wise County-Norton city, VA $940$1,240
- 24293 · Wise County-Norton city, VA $960$1,280
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 Wise County, 35% 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.
35%
of renter households spend 30% or more of their income on rent.
3,588 households rent in Wise County
- Spend half or more of their income 19%
- Spend 30% or more, but less than half 17%
- Spend less than 30% 65%
Compared with the state and the country
- Wise 35%
- Virginia 49%
- United States 51%
Low-income apartments
Low-income apartments in Wise County
HUD lists 10 properties with homes for low-income households in Wise 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)
- 6
- HUD-assisted
- 4
- public housing
- 1
589 homes in all; 589 of them low-income, according to HUD.
- Clinchview Apts Public housing 505 W Main St, Appalachia 24216 193 low-income homes · Run by Wise County Redevelopment & Housing Authority · Average payment: $337 a month · Average wait: 6 months · (276) 395-6104
- Dogwood Terrace Tax credit (LIHTC) · HUD-assisted 170 Dogwood Ter, Big Stone Gap 24219 97 low-income homes · 2 bd: 57 · 3 bd: 36 · 4 bd: 4 · In service since 2004 · For families · (276) 523-1679
- Inman Village Tax credit (LIHTC) 100 Don Whitehead DR, Appalachia 24216 88 low-income homes · 1 bd: 16 · 2 bd: 52 · 3 bd: 20 · In service since 2003 · For families
- Inman Village HUD-assisted 256 Don Whitehead Dr, Appalachia 24216 88 low-income homes · For families · (276) 395-6104
- Woodstone Village I Tax credit (LIHTC) 211 Woodstone Dr E, Big Stone Gap 24219 36 low-income homes · 1 bd: 22 · 2 bd: 14 · In service since 2007 · For families
- Commonwealth Apts Tax credit (LIHTC) 603 Commonwealth ST, Wise 24293 26 low-income homes · 1 bd: 10 · 2 bd: 16 · In service since 2012 · For families
- Stonebriar Tax credit (LIHTC) 16600 Broad St, Saint Paul 24283 23 low-income homes · 1 bd: 21 · 2 bd: 2 · In service since 2016 · For older adults
- Woodstone Village II Tax credit (LIHTC) 273 Woodstone Dr E, Big Stone Gap 24219 18 low-income homes · 1 bd: 18 · In service since 2007 · For older adults
- Planning District I Development Corp. HUD-assisted 101 Laurel Rdg, Big Stone Gap 24219 10 low-income homes · For people with disabilities · (423) 232-4300
- Two Inc. HUD-assisted 100 Laurel Rdg, Big Stone Gap 24219 10 low-income homes · For people with disabilities · (423) 232-4300
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 Wise County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 2 agencies serve in Wise 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: $64,500. HUD income limits by family size, Fiscal year 2026. Area: Wise County-Norton city, VA HUD Nonmetro FMR Area. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $645 – $789
- 1 bedroom $650 – $794
- 2 bedrooms $849 – $1,037
- 3 bedrooms $1,136 – $1,388
- 4 bedrooms $1,314 – $1,606
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
- Wise County Redevelopment & Housing Authority Public housing and Section 8 vouchers · 751 vouchers · 193 public housing units (276) 395-6104 Wise County Redevelopment & Housing Authority: zbowen@wcrha.org
- Big Stone Gap Redevelopment and Housing Auth. Section 8 vouchers · 166 vouchers (276) 523-4788 Big Stone Gap Redevelopment and Housing Auth.: scradic@bigstonegap.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 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 Wise County
These are the nearest HUD-approved agencies. They counsel for free or at low cost.
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Commonwealth Catholic Charities
507 Park Avenue SW, Norton · 3 miles away
- Mortgage delinquency and default
- Mortgage delinquency workshops
- and 11 more
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Appalachian Community Action & Development Agency, Inc.(appcaa)
175 Military Ln, Gate City · 24 miles away
- Mortgage delinquency and default
- Workshops for new owners
- and 4 more
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People Incorporated of Virginia
1173 W Main St, Abingdon · 39 miles away · Spanish
- Mortgage delinquency and default
- Homelessness services
- and 3 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Wise 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 Wise County?
According to HUD (Fiscal year 2027): Studio: $717; 1 bedroom: $722; 2 bedrooms: $943; 3 bedrooms: $1,262; 4 bedrooms: $1,460. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Wise 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 Wise 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 Wise 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 Wise County?
For 2 bedrooms they run from $940 in 24273 to $1,020 in 24230. 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 Wise County?
HUD lists 10 properties with homes for low-income households in Wise 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 Wise County?
HUD counts rent as a burden when it reaches 30% of income or more. In Wise County, 35% of renter households are in that position; in Virginia, 49%, and nationwide, 51% (Average 2020–2024, Census).