Rent Data · Updated June 2026
Northern Virginia Rent Report 2026
Official 2-bedroom rent benchmarks for all 77 Northern Virginia ZIP codes — from $1,750 in Fredericksburg to $3,370 in Great Falls.
Key Findings
- The official benchmark for a 2-bedroom spans $1,750 to $3,370 per month across the region — a 93% spread inside one commuting area (HUD FY2026).
- The median Northern Virginia ZIP code benchmarks at $2,510/month for a 2-bedroom.
- Haymarket ($3,110) and Gainesville ($3,000) now benchmark above Vienna and most of Arlington — western Prince William County has quietly become premium-rent territory.
- Arlington has the widest intra-city spread: $2,130 (ZIP 22205) to $3,370 (22201/22202) — a $1,240/month difference within one county. Pricing by city average instead of ZIP costs real money.
2026 Rent Benchmarks by City
2-bedroom, HUD FY2026 Small Area Fair Market Rent. City figure is the average of ZIP-level benchmarks within the locality.
| # | City / Area | 2BR Benchmark | ZIP Range |
|---|---|---|---|
| 1 | Great Falls | $3,370 | single ZIP |
| 2 | Haymarket | $3,110 | single ZIP |
| 3 | McLean | $3,085 | $3,040–$3,130 across 2 ZIPs |
| 4 | Gainesville | $3,000 | single ZIP |
| 5 | Vienna | $2,890 | $2,620–$3,040 across 3 ZIPs |
| 6 | Springfield | $2,835 | $2,510–$3,060 across 4 ZIPs |
| 7 | Burke | $2,820 | single ZIP |
| 8 | Arlington | $2,805 | $2,130–$3,370 across 8 ZIPs |
| 9 | Lorton | $2,740 | single ZIP |
| 10 | Ashburn | $2,710 | $2,520–$2,900 across 2 ZIPs |
| 11 | Fairfax | $2,665 | $2,590–$2,720 across 4 ZIPs |
| 12 | Oakton | $2,660 | single ZIP |
| 13 | Herndon | $2,560 | $2,460–$2,660 across 2 ZIPs |
| 14 | Sterling | $2,523 | $2,430–$2,620 across 3 ZIPs |
| 15 | Alexandria | $2,476 | $1,990–$3,230 across 14 ZIPs |
| 16 | Reston | $2,473 | $2,310–$2,600 across 3 ZIPs |
| 17 | Centreville | $2,445 | $2,440–$2,450 across 2 ZIPs |
| 18 | Chantilly | $2,420 | single ZIP |
| 19 | Falls Church | $2,346 | $2,080–$2,570 across 5 ZIPs |
| 20 | Dumfries | $2,325 | $2,000–$2,650 across 2 ZIPs |
| 21 | Leesburg | $2,270 | $2,260–$2,280 across 2 ZIPs |
| 22 | Annandale | $2,250 | single ZIP |
| 23 | Woodbridge | $2,217 | $2,080–$2,290 across 3 ZIPs |
| 24 | Manassas | $2,167 | $2,080–$2,220 across 3 ZIPs |
| 25 | Stafford | $2,120 | $2,030–$2,210 across 2 ZIPs |
| 26 | Fredericksburg | $1,960 | $1,750–$2,040 across 5 ZIPs |
What This Means for Landlords
These figures are the U.S. Department of Housing and Urban Development’s official 40th-percentile gross-rent benchmarks — the payment standards behind Housing Choice Vouchers. They are not asking rents: a well-presented home in a strong school district typically leases above its ZIP benchmark. Treat them as a floor reference, not a ceiling.
ZIP-level pricing matters more than city-level pricing. An Arlington rental in 22204 priced like a 22201 listing is overpriced by roughly $1,100 a month — and overpriced listings sit vacant. If you want a read on your specific property, our free rental analysis compares it against live local comps.
Voucher-program landlords: the ZIP-level figures here are the FY2026 basis for what the program pays in your exact ZIP code.
Frequently Asked Questions
What is the average rent benchmark for a 2-bedroom in Northern Virginia in 2026?
The median Northern Virginia ZIP code carries an official 2-bedroom benchmark of $2,510 per month (HUD FY2026 Small Area Fair Market Rents). City-level averages range from $1,960 in Fredericksburg to $3,370 in Great Falls.
What is the difference between Fair Market Rent and asking rent?
Fair Market Rent is the U.S. Department of Housing and Urban Development’s estimate of the 40th-percentile gross rent (rent plus utilities) for standard-quality units in a ZIP code. It is a payment benchmark, not an asking price — well-maintained homes in strong school districts typically lease above it. Use it as a floor reference when pricing a rental.
Which Northern Virginia city has the highest rent benchmark in 2026?
Great Falls, at $3,370 per month for a 2-bedroom, followed by Haymarket ($3,110) and McLean ($3,085). Notably, the western Prince William County communities of Haymarket and Gainesville now benchmark above Vienna and most of Arlington.
How much does the same 2-bedroom rent for across Northern Virginia?
The official 2026 benchmark spans $1,750 (Fredericksburg ZIP 22401) to $3,370 (Great Falls 22066 and north Arlington 22201/22202) — a 93% spread inside one commuting region. Arlington alone spans $2,130 to $3,370 depending on ZIP.
How much can a landlord charge for a Section 8 rental in Northern Virginia?
Housing Choice Voucher payment standards in the Washington-Arlington-Alexandria metro are set per ZIP code using HUD Small Area Fair Market Rents. The ZIP-level figures in this report are those FY2026 benchmarks; the local housing authority sets its payment standard as a percentage of them.
Methodology & Source
Data: U.S. Department of Housing and Urban Development, FY2026 Small Area Fair Market Rents for the Washington-Arlington-Alexandria, DC-VA-MD HUD Metro FMR Area (final), retrieved June 10, 2026 from huduser.gov. City figures are the unweighted average of HUD ZIP-level 2-bedroom FMRs for ZIP codes within each locality. FMRs estimate the 40th-percentile gross rent (rent + utilities) for standard-quality units. Analysis by Flat Fee Landlord. This page is refreshed when HUD publishes each fiscal year’s final figures. Journalists and researchers may cite this analysis with attribution and a link.
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