Renting · Section 8
Data from November 2026
Renting in Clay County, West Virginia
Clay County has a HUD fair market rent of $1,048 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $651 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $20.15 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,048
- a month, HUD, Fiscal year 2027
- About the same as in West Virginia
- Typical rent
- $651
- a month, Census, Average 2020–2024
- 25% less than in West Virginia
- Wage needed
- $20.15
- an hour, 2 bedrooms
- Or $41,920 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 67%
- spend 30% or more of income on rent
- 37% more than in West Virginia
Only here
Renting in Clay County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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Clay County has the largest share of rent-burdened renters of the 48 counties in West Virginia with this figure: 67%.
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Among the neighboring counties, Calhoun County has the lowest typical rent ($473), 27% below the $651 in Clay County.
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Clay County has the 5th lowest typical household income of the 55 counties in West Virginia ($42,318).
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 Clay 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 | $730 | $14.04 | $29,200 |
| 1 bedroom | $844 | $16.23 | $33,760 |
| 2 bedrooms | $1,048 | $20.15 | $41,920 |
| 3 bedrooms | $1,324 | $25.46 | $52,960 |
| 4 bedrooms | $1,377 | $26.48 | $55,080 |
HUD area: Charleston, WV 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 Clay County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $940 in 25030 to $970 in 25211. No ZIP code is above the county's fair market rent ($1,048).
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)
| 25019 | Charleston, WV | $680 | $770 | $950 | $1,200 | $1,260 |
|---|---|---|---|---|---|---|
| 25030 | Charleston, WV | $660 | $760 | $940 | $1,200 | $1,250 |
| 25043 | Charleston, WV | $660 | $760 | $940 | $1,200 | $1,250 |
| 25043 | Nicholas County, WV | $660 | $760 | $940 | $1,200 | $1,250 |
| 25088 | Charleston, WV | $660 | $760 | $940 | $1,200 | $1,250 |
| 25111 | Charleston, WV | $680 | $750 | $940 | $1,200 | $1,250 |
| 25111 | Nicholas County, WV | $680 | $750 | $940 | $1,200 | $1,250 |
| 25113 | Charleston, WV | $660 | $760 | $940 | $1,200 | $1,250 |
| 25125 | Charleston, WV | $660 | $760 | $940 | $1,200 | $1,250 |
| 25125 | Nicholas County, WV | $660 | $760 | $940 | $1,200 | $1,250 |
| 25133 | Charleston, WV | $660 | $760 | $940 | $1,200 | $1,250 |
| 25141 | Calhoun County, WV | $660 | $760 | $940 | $1,200 | $1,250 |
| 25141 | Charleston, WV | $660 | $760 | $940 | $1,200 | $1,250 |
| 25164 | Charleston, WV | $660 | $770 | $940 | $1,220 | $1,280 |
| 25164 | Roane County, WV | $660 | $770 | $940 | $1,220 | $1,280 |
| 25211 | Charleston, WV | $690 | $770 | $970 | $1,200 | $1,270 |
| 25285 | Charleston, WV | $660 | $760 | $940 | $1,200 | $1,250 |
- 25019 · Charleston, WV $950$1,200
- 25030 · Charleston, WV $940$1,200
- 25043 · Charleston, WV $940$1,200
- 25043 · Nicholas County, WV $940$1,200
- 25088 · Charleston, WV $940$1,200
- 25111 · Charleston, WV $940$1,200
- 25111 · Nicholas County, WV $940$1,200
- 25113 · Charleston, WV $940$1,200
- 25125 · Charleston, WV $940$1,200
- 25125 · Nicholas County, WV $940$1,200
- 25133 · Charleston, WV $940$1,200
- 25141 · Calhoun County, WV $940$1,200
- 25141 · Charleston, WV $940$1,200
- 25164 · Charleston, WV $940$1,220
- 25164 · Roane County, WV $940$1,220
- 25211 · Charleston, WV $970$1,200
- 25285 · Charleston, WV $940$1,200
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 Clay County, 67% of renter households are in that position; in West 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.
67%
of renter households spend 30% or more of their income on rent.
714 households rent in Clay County
- Spend half or more of their income 45%
- Spend 30% or more, but less than half 22%
- Spend less than 30% 33%
Compared with the state and the country
- Clay 67%
- West Virginia 49%
- United States 51%
Low-income apartments
Low-income apartments in Clay County
HUD lists 1 property with homes for low-income households in Clay County: HUD-assisted buildings.
- HUD-assisted
- 1
8 homes in all; 8 of them low-income, according to HUD.
- Clay Apartments HUD-assisted 64 Carr St, Clay 25043 8 low-income homes · For families · (304) 587-2034
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 Clay 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 Clay 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 | $17,000 | $28,300 | $45,300 |
| 2 people | $21,640 | $32,350 | $51,750 |
| 3 people | $27,320 | $36,400 | $58,200 |
| 4 people | $33,000 | $40,400 | $64,650 |
| 5 people | $38,680 | $43,650 | $69,850 |
| 6 people | $44,360 | $46,900 | $75,000 |
| 7 people | $50,040 | $50,100 | $80,200 |
| 8 people | $53,350 | $53,350 | $85,350 |
Area median income: $80,800. HUD income limits by family size, Fiscal year 2026. Area: Charleston, WV HUD Metro FMR Area. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $657 – $803
- 1 bedroom $760 – $928
- 2 bedrooms $943 – $1,153
- 3 bedrooms $1,192 – $1,456
- 4 bedrooms $1,239 – $1,515
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 Clay County. You can apply at another agency in your state: you do not have to live where you apply. Source: HUD
Source: HUD, Retrieved November 6, 2026
Your rights as a tenant in West Virginia
What West Virginia law says about deposits, notices and eviction, with the citation for each rule.
Compare these rules with other states →
A summary of state law, not legal advice. Cities may have additional rules.
Help
Where to get help with rent in Clay County
This is the nearest HUD-approved agency. They counsel for free or at low cost.
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Southern Appalachian Labor School Foundation, Inc.
140 School Street, Oak Hill · 34 miles away · Spanish
- Budget and financial counseling
- Home improvement and repairs
- and 3 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Clay 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 West Virginia, the average home bill was $155 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
$2,096
What you need before you get the keys.
What adds up
- First month
- $1,048
- Security deposit
- $1,048
- Total
- $2,096
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 Clay County?
According to HUD (Fiscal year 2027): Studio: $730; 1 bedroom: $844; 2 bedrooms: $1,048; 3 bedrooms: $1,324; 4 bedrooms: $1,377. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Clay County?
Paying the 2-bedroom fair market rent ($1,048) without spending more than 30% of income takes $20.15 an hour full time, or $41,920 a year.
Who qualifies for Section 8 in Clay County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $40,400 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 Clay 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 $943 and $1,153 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Clay County?
For 2 bedrooms they run from $940 in 25030 to $970 in 25211. 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 Clay County?
HUD lists 1 property with homes for low-income households in Clay County: HUD-assisted buildings. 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 Clay County?
HUD counts rent as a burden when it reaches 30% of income or more. In Clay County, 67% of renter households are in that position; in West Virginia, 49%, and nationwide, 51% (Average 2020–2024, Census).