FY2027 Small Area FMR · Sterling, VA
ZIP 20165 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 20165 (Sterling, VA) is $2,860 a month, up 9.2% from FY2026. That is 17% above the Washington-Arlington-Alexandria, DC-VA-MD area-wide FMR of $2,438.
Payment standard range, 2 bedrooms
Housing agencies may set voucher payment standards anywhere from 90% to 110% of the FMR without asking HUD.
FY2027 FY2026
Where 20165 sits in the Washington-Arlington-Alexandria, DC-VA-MD area
Of the 488 ZIP codes HUD lists for the area, 20165 has the 72nd 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 $2,574 and $3,146 for two bedrooms.
All unit sizes
| Unit | FY2027 SAFMR | Payment standard range | Area-wide FMR | FY2026 SAFMR |
|---|---|---|---|---|
| Studio | $2,480 | $2,232 – $2,728 | $2,111 | $2,280 |
| 1 bedroom | $2,590 | $2,331 – $2,849 | $2,204 | $2,350 |
| 2 bedrooms | $2,860 | $2,574 – $3,146 | $2,438 | $2,620 |
| 3 bedrooms | $3,640 | $3,276 – $4,004 | $3,107 | $3,310 |
| 4 bedrooms | $4,290 | $3,861 – $4,719 | $3,658 | $3,890 |
A household renting a two-bedroom home at the Small Area FMR of $2,860 needs about $114,400 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 20165 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
Questions
What is the Fair Market Rent for ZIP code 20165?
HUD's FY2027 Small Area Fair Market Rents for 20165 are $2,480 (studio), $2,590 (1 BR), $2,860 (2 BR), $3,640 (3 BR) and $4,290 (4 BR) a month.
What is the Section 8 payment standard in 20165?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 20165 that range is $2,574 to $3,146 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.
Which income limits apply in 20165?
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.