FY2027 Small Area FMR · Sterling, VA

ZIP 20164 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 20164 (Sterling, VA) is $2,650 a month, up 9.1% from FY2026. That is 9% above the Washington-Arlington-Alexandria, DC-VA-MD area-wide FMR of $2,438.

2-bedroom SAFMR$2,650per month ▲ 9.1%

Area-wide 2 BR FMR$2,438Washington-Arlington-Alexand

Rank in the area148thof 488 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$2,385

2 BR Small Area FMR$2,650

110% of SAFMR$2,915

Housing agencies may set voucher payment standards anywhere from 90% to 110% of the FMR without asking HUD.

Studio$2,300▲ 9.0%

1 BR$2,400▲ 10.1%

2 BR$2,650▲ 9.1%

3 BR$3,380▲ 10.1%

4 BR$3,980▲ 10.6%

FY2027 FY2026

Where 20164 sits in the Washington-Arlington-Alexandria, DC-VA-MD area

Of the 488 ZIP codes HUD lists for the area, 20164 has the 148th highest two-bedroom Small Area FMR. Washington-Arlington-Alexandria, DC-VA-MD is one of the 65 metro areas where HUD requires Small Area FMRs for the Housing Choice Voucher program (designated 2016), so local housing agencies must set payment standards from this ZIP code's figure, normally between $2,385 and $2,915 for two bedrooms.

All unit sizes

Monthly gross rent including utilities
Unit	FY2027 SAFMR	Payment standard range	Area-wide FMR	FY2026 SAFMR
Studio	$2,300	$2,070 – $2,530	$2,111	$2,110
1 bedroom	$2,400	$2,160 – $2,640	$2,204	$2,180
2 bedrooms	$2,650	$2,385 – $2,915	$2,438	$2,430
3 bedrooms	$3,380	$3,042 – $3,718	$3,107	$3,070
4 bedrooms	$3,980	$3,582 – $4,378	$3,658	$3,600

A household renting a two-bedroom home at the Small Area FMR of $2,650 needs about $106,000 a year to keep housing costs at 30% of income. The area median family income is $166,100 and the 80% low-income limit for four people is $106,800. ZIP code 20164 lies mainly in Loudoun County. See the Washington-Arlington-Alexandria, DC-VA-MD metro page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
20170	Herndon	2.5 mi	$2,720
20165	Sterling	3.1 mi	$2,860
20194	Reston	3.7 mi	$2,840
20166	Sterling	3.8 mi	$2,750
20190	Reston	4.7 mi	$2,730
20147	Ashburn	4.9 mi	$2,820

Questions

What is the Fair Market Rent for ZIP code 20164?

HUD's FY2027 Small Area Fair Market Rents for 20164 are $2,300 (studio), $2,400 (1 BR), $2,650 (2 BR), $3,380 (3 BR) and $3,980 (4 BR) a month.

What is the Section 8 payment standard in 20164?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 20164 that range is $2,385 to $2,915 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 20164?

The FY2026 income limits of the Washington-Arlington-Alexandria, DC-VA-MD area apply: median family income $166,100, low-income (80%) limit $106,800 for a family of four.