Location: Middlesex County, VA | Metro: Essex County, VA
| Unit Size | Monthly FMR |
|---|---|
| Studio | $950 |
| 1 Bedroom | $960 |
| 2 Bedrooms | $1,200 |
| 3 Bedrooms | $1,530 |
| 4 Bedrooms | $1,820 |
| 5 Bedrooms | $2,111 |
| 6 Bedrooms | $2,364 |
| 7 Bedrooms | $2,553 |
| 8 Bedrooms | $2,681 |
U.S. Census Bureau data (2024)
The economics of Section 8 housing in ZIP code 22504 are governed by the SAFMR (Small Area Fair Market Rent) for a two-bedroom unit, which is set at $1,180 per month for the fiscal year 2026. This SAFMR figure is specific to this ZIP code, reflecting the unique rental conditions within 22504.
Local market rents are currently unavailable, but we can still break down the economics based on the SAFMR. Here's how it works for landlords: the voucher system pays a portion of the rent directly to you, while the tenant is responsible for paying approximately 30% of their income toward the rent. Additionally, there are utility allowances that vary based on the size of the unit and location.
In ZIP 22504, the SAFMR sets the maximum amount that the Housing Choice Voucher program will pay towards the rent. If your two-bedroom unit is priced at or below $1,180, the voucher will cover the difference between the tenant's contribution and the total rent. For example, if the tenant contributes $354 (30% of an assumed income of $1,180), the voucher would cover the remaining $826.
Utility allowances are also part of the equation. These allowances are intended to help cover the cost of utilities such as electricity, gas, water, and sewage. In 22504, the utility allowance for a two-bedroom unit is $371 per month (FY 2026).
To summarize, if you have a two-bedroom unit in ZIP 22504 priced at $1,180, and assuming the tenant pays 30% of their income ($354), the voucher would cover the rest ($826) plus the utility allowance ($371). However, the total reimbursement cannot exceed the SAFMR of $1,180. Therefore, the voucher would pay out $826, leaving a surplus of $354 for the landlord.
This surplus exists because the SAFMR exceeds the tenant's portion and the utility allowance combined. Landlords should be aware that this scenario assumes the tenant's income is exactly at the level where they contribute 30%. If the tenant's income is lower, their contribution would be less, potentially leading to a smaller surplus or even a gap depending on the actual market rent.
Data Sources: FMR data from HUD (2027). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.