FY2027 Small Area FMR · Mechanicsville, VA

ZIP 23116 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 23116 (Mechanicsville, VA) is $2,280 a month, up 3.6% from FY2026. That is 38% above the Richmond, VA area-wide FMR of $1,651.

2-bedroom SAFMR$2,280per month ▲ 3.6%

Area-wide 2 BR FMR$1,651Richmond, VA

Rank in the area2ndof 118 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$2,052

2 BR Small Area FMR$2,280

110% of SAFMR$2,508

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

Studio$2,010▲ 4.7%

1 BR$2,090▲ 4.5%

2 BR$2,280▲ 3.6%

3 BR$2,820▲ 2.5%

4 BR$3,450▲ 1.8%

FY2027 FY2026

Where 23116 sits in the Richmond, VA area

Of the 118 ZIP codes HUD lists for the area, 23116 has the 2nd highest two-bedroom Small Area FMR. Richmond, VA is not on HUD's list of mandatory Small Area FMR areas, so voucher payment standards here are normally based on the area-wide FMR of $1,651 for two bedrooms; an agency that opts in to Small Area FMRs would use $2,280 for this ZIP code instead.

All unit sizes

Monthly gross rent including utilities
Unit	FY2027 SAFMR	Payment standard range	Area-wide FMR	FY2026 SAFMR
Studio	$2,010	$1,809 – $2,211	$1,456	$1,920
1 bedroom	$2,090	$1,881 – $2,299	$1,517	$2,000
2 bedrooms	$2,280	$2,052 – $2,508	$1,651	$2,200
3 bedrooms	$2,820	$2,538 – $3,102	$2,039	$2,750
4 bedrooms	$3,450	$3,105 – $3,795	$2,499	$3,390

A household renting a two-bedroom home at the Small Area FMR of $2,280 needs about $91,200 a year to keep housing costs at 30% of income. The area median family income is $113,500 and the 80% low-income limit for four people is $90,800. ZIP code 23116 lies mainly in Hanover County. See the Richmond, VA metro page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
23069	Hanover	6.7 mi	$1,650
23111	Mechanicsville	6.7 mi	$1,810
23227	Richmond	7.0 mi	$1,540
23222	Richmond	7.8 mi	$1,490
23106	Manquin	7.9 mi	$1,760
23075	Henrico	8.2 mi	$1,490

Questions

What is the Fair Market Rent for ZIP code 23116?

HUD's FY2027 Small Area Fair Market Rents for 23116 are $2,010 (studio), $2,090 (1 BR), $2,280 (2 BR), $2,820 (3 BR) and $3,450 (4 BR) a month.

What is the Section 8 payment standard in 23116?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 23116 that range is $2,052 to $2,508 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 23116?

The FY2026 income limits of the Richmond, VA area apply: median family income $113,500, low-income (80%) limit $90,800 for a family of four.