FY2026 Fair Market Rents — Morgantown, WV MSA
The HUD-published Fair Market Rents for FY2026 in this area are:
Studio
$871
1BR
$877
2BR
$1,099
3BR
$1,318
4BR
$1,657
Hours/week at min wage
97 hrs
to afford the 2BR FMR @ $8.75/hr (WV)
YoY change (2BR)
+3.2%
+$34 vs FY2025 · 5-yr +27.6%
Voucher payment standard
$989–$1,209
PHAs set HCV payment at 90–110% of the 2BR FMR
Morgantown, WV MSA
Non-Metropolitan area · WV · View full history · Income limits · LIHTC rents
FY2026 Fair Market Rents
| Bedroom Size | Monthly FMR | Annual Equivalent |
|---|---|---|
| Efficiency (Studio) | $871 | $10,452 |
| 1-Bedroom | $877 | $10,524 |
| 2-Bedroom | $1,099 | $13,188 |
| 3-Bedroom | $1,318 | $15,816 |
| 4-Bedroom | $1,657 | $19,884 |
Recent 2-Bedroom FMR Trend
FY2020 $880 → FY2026 $1,099
| Fiscal Year | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| FY2026 | $871 | $877 | $1,099 | $1,318 | $1,657 |
| FY2025 | $838 | $844 | $1,065 | $1,283 | $1,788 |
| FY2024 | $857 | $862 | $1,078 | $1,346 | $1,829 |
| FY2023 | $781 | $786 | $984 | $1,290 | $1,676 |
| FY2022 | $725 | $729 | $892 | $1,205 | $1,527 |
| FY2021 | $711 | $715 | $861 | $1,164 | $1,491 |
| FY2020 | $743 | $748 | $880 | $1,184 | $1,485 |
View full FMR history back to FY2000 →
FY2026 Income Limits
Area Median Income (AMI): $103,000
| AMI Level | 1p | 2p | 3p | 4p | 5p | 6p |
|---|---|---|---|---|---|---|
| 30% AMI (Extremely Low) | $21,650 | $24,750 | $27,850 | $33,000 | $38,680 | $44,360 |
| 50% AMI (Very Low) | $36,050 | $41,200 | $46,350 | $51,500 | $55,650 | $59,750 |
| 80% AMI (Low) | $57,700 | $65,950 | $74,200 | $82,400 | $89,000 | $95,600 |
Full income limits table (all 8 household sizes) →
Affordability Snapshot
2BR Annual FMR
$13,188/yr
FMR as % of Area Median Income
12.8% of AMI
Under 30% — affordable at median income
Income Needed (30% rule, 2BR)
$43,960/yr
$3,663/mo gross income
FY2026 LIHTC Maximum Rents
Maximum gross rents for Low-Income Housing Tax Credit units, by income band. Full LIHTC details →
| AMI Band | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| 50% AMI Maximum | $901 | $1,030 | $1,158 | $1,390 | $1,493 |
| 60% AMI Maximum | $1,081 | $1,236 | $1,390 | $1,668 | $1,792 |
FY2026 HOME Program Rent Limits
Maximum rents for HOME Investment Partnerships–funded units. High HOME rents apply to most assisted units; Low HOME rents apply to the lowest-income set-aside units. Full HOME rent details →
| Limit Type | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| High HOME Rent | $871 | $877 | $1,099 | $1,318 | $1,657 |
| Low HOME Rent | $901 | $1,030 | $1,158 | $1,287 | $1,391 |
Compare Morgantown, WV MSA With Other WV Metros
vs. Boone County, WV HUD Metro FMR Area
vs. Charleston, WV HUD Metro FMR Area
vs. Fayette County, WV HUD Metro FMR Area
vs. Jackson County, WV HUD Metro FMR Area
vs. Jefferson County, WV HUD Metro FMR Area