Section 8 Rent Limits in North Carolina for FY2027: Fair Market Rent for Every County
Every county in North Carolina has its own Section 8 rent ceiling, and the full FY2027 list is below. HUD's FY2027 Fair Market Rents are effective October 1, 2026; the 2-bedroom figure is as low as $1,012 in Ashe County and as high as $1,866 in Madison County, with the median county at $1,143. Housing authorities set their payment standards within 90% to 110% of these numbers.
Year over year, 90 of the 100 counties with figures in both years went up and 9 went down; 1 did not move. Cumberland County had the biggest jump, $1,251 to $1,476 (+18.0%). Moore County took the biggest cut, $1,358 to $1,223 (-9.9%). Five metros in North Carolina are on HUD's mandatory Small Area FMR list (Charlotte-Concord-Gastonia, NC-SC; Greensboro-High Point, NC; Raleigh-Cary, NC; Virginia Beach-Norfolk-Newport News, VA-NC; Winston-Salem, NC), where the limit is set ZIP code by ZIP code instead of by county; the county figure there is only an average.
How the number becomes your rent limit. The FMR is HUD's estimate of the 40th-percentile gross rent (rent plus utilities) for a modest unit in the area. Your housing authority publishes a payment standard for each bedroom size, between 90% and 110% of the FMR. You pay roughly 30% of adjusted monthly income; the voucher covers the rest up to the payment standard. If the unit's gross rent is above the standard, you pay the difference, but a new lease cannot leave your share above 40% of income.
FY2027 Fair Market Rents by Metro Area in North Carolina
HUD groups counties into FMR areas; a metro's figure applies to every county inside it. "ZIP-level" marks mandatory Small Area FMR metros.
| FMR area | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2 BR vs FY2026 |
|---|---|---|---|---|---|---|
| Anson County, NC | $889 | $895 | $1,143 | $1,362 | $1,718 | +0.4% |
| Asheville, NC | $1,482 | $1,714 | $1,866 | $2,223 | $3,109 | +1.7% |
| Brunswick County, NC | $1,388 | $1,446 | $1,574 | $2,062 | $2,407 | +10.4% |
| Burlington, NC | $1,076 | $1,238 | $1,348 | $1,658 | $2,088 | 0.0% |
| Camden County, NC | $1,203 | $1,220 | $1,364 | $1,889 | $2,280 | +6.0% |
| Charlotte-Concord-Gastonia, NC-SC (ZIP-level) | $1,574 | $1,640 | $1,785 | $2,179 | $2,773 | +5.9% |
| Davidson County, NC | $959 | $999 | $1,087 | $1,505 | $1,817 | +13.2% |
| Durham-Chapel Hill, NC | $1,498 | $1,554 | $1,745 | $2,161 | $2,486 | +2.0% |
| Fayetteville, NC | $1,302 | $1,334 | $1,476 | $1,937 | $2,380 | +18.0% |
| Gates County, NC | $1,468 | $1,489 | $1,665 | $2,291 | $2,708 | -2.6% |
| Goldsboro, NC | $958 | $964 | $1,261 | $1,516 | $2,001 | +1.4% |
| Greensboro-High Point, NC (ZIP-level) | $1,121 | $1,168 | $1,271 | $1,644 | $1,932 | -4.4% |
| Greenville, NC | $961 | $967 | $1,167 | $1,518 | $1,909 | +6.6% |
| Hickory-Lenoir-Morganton, NC | $961 | $965 | $1,147 | $1,399 | $1,707 | +4.7% |
| Hoke County, NC | $898 | $903 | $1,150 | $1,592 | $1,922 | +15.2% |
| Iredell County, NC | $1,260 | $1,313 | $1,429 | $1,897 | $2,389 | +6.6% |
| Jacksonville, NC | $1,067 | $1,073 | $1,319 | $1,826 | $2,205 | +12.4% |
| Lincoln County, NC | $1,003 | $1,045 | $1,138 | $1,576 | $1,902 | +8.0% |
| Pender County, NC | $915 | $1,101 | $1,199 | $1,660 | $2,004 | +2.8% |
| Person County, NC | $800 | $805 | $1,012 | $1,401 | $1,460 | +6.8% |
| Pinehurst-Southern Pines, NC | $1,042 | $1,116 | $1,223 | $1,701 | $2,051 | -9.9% |
| Raleigh-Cary, NC (ZIP-level) | $1,489 | $1,552 | $1,689 | $2,103 | $2,823 | -3.5% |
| Rockingham County, NC | $705 | $774 | $1,012 | $1,236 | $1,554 | -2.7% |
| Rocky Mount, NC | $967 | $972 | $1,167 | $1,567 | $1,787 | +2.1% |
| Rowan County, NC | $992 | $1,012 | $1,262 | $1,604 | $2,109 | +5.5% |
| Virginia Beach-Norfolk-Newport News, VA-NC (ZIP-level) | $1,470 | $1,488 | $1,667 | $2,298 | $2,710 | -2.7% |
| Wilmington, NC | $1,187 | $1,566 | $1,705 | $2,238 | $2,241 | +2.8% |
| Winston-Salem, NC (ZIP-level) | $1,079 | $1,224 | $1,332 | $1,754 | $2,135 | +8.1% |
FY2027 Fair Market Rents for Every County in North Carolina
All 100 counties, alphabetical. Studio figures are in the metro table above.
| County | 1 BR | 2 BR | 3 BR | 4 BR | 2 BR vs FY2026 |
|---|---|---|---|---|---|
| Alamance County | $1,238 | $1,348 | $1,658 | $2,088 | 0.0% |
| Alexander County | $965 | $1,147 | $1,399 | $1,707 | +4.7% |
| Alleghany County | $801 | $1,048 | $1,249 | $1,585 | +7.2% |
| Anson County | $895 | $1,143 | $1,362 | $1,718 | +0.4% |
| Ashe County | $774 | $1,012 | $1,325 | $1,330 | +9.4% |
| Avery County | $774 | $1,012 | $1,346 | $1,531 | +0.7% |
| Beaufort County | $800 | $1,012 | $1,320 | $1,552 | +9.4% |
| Bertie County | $826 | $1,081 | $1,288 | $1,432 | +3.5% |
| Bladen County | $774 | $1,012 | $1,392 | $1,397 | +9.4% |
| Brunswick County | $1,446 | $1,574 | $2,062 | $2,407 | +10.4% |
| Buncombe County | $1,714 | $1,866 | $2,223 | $3,109 | +1.7% |
| Burke County | $965 | $1,147 | $1,399 | $1,707 | +4.7% |
| Cabarrus County | $1,640 | $1,785 | $2,179 | $2,773 | +5.9% |
| Caldwell County | $965 | $1,147 | $1,399 | $1,707 | +4.7% |
| Camden County | $1,220 | $1,364 | $1,889 | $2,280 | +6.0% |
| Carteret County | $976 | $1,277 | $1,607 | $2,132 | +6.6% |
| Caswell County | $776 | $1,012 | $1,316 | $1,531 | +9.4% |
| Catawba County | $965 | $1,147 | $1,399 | $1,707 | +4.7% |
| Chatham County | $1,554 | $1,745 | $2,161 | $2,486 | +2.0% |
| Cherokee County | $817 | $1,012 | $1,343 | $1,585 | +8.2% |
| Chowan County | $1,017 | $1,331 | $1,586 | $1,749 | +9.1% |
| Clay County | $999 | $1,087 | $1,505 | $1,644 | +4.6% |
| Cleveland County | $859 | $1,014 | $1,404 | $1,424 | +9.6% |
| Columbus County | $863 | $1,012 | $1,206 | $1,330 | +9.4% |
| Craven County | $952 | $1,246 | $1,644 | $1,985 | +5.2% |
| Cumberland County | $1,334 | $1,476 | $1,937 | $2,380 | +18.0% |
| Currituck County | $1,488 | $1,667 | $2,298 | $2,710 | -2.7% |
| Dare County | $1,387 | $1,510 | $1,918 | $2,001 | +5.6% |
| Davidson County | $999 | $1,087 | $1,505 | $1,817 | +13.2% |
| Davie County | $1,224 | $1,332 | $1,754 | $2,135 | +8.1% |
| Duplin County | $784 | $1,025 | $1,221 | $1,418 | +4.6% |
| Durham County | $1,554 | $1,745 | $2,161 | $2,486 | +2.0% |
| Edgecombe County | $972 | $1,167 | $1,567 | $1,787 | +2.1% |
| Forsyth County | $1,224 | $1,332 | $1,754 | $2,135 | +8.1% |
| Franklin County | $1,552 | $1,689 | $2,103 | $2,823 | -3.5% |
| Gaston County | $1,640 | $1,785 | $2,179 | $2,773 | +5.9% |
| Gates County | $1,489 | $1,665 | $2,291 | $2,708 | -2.6% |
| Graham County | $915 | $1,012 | $1,356 | $1,531 | +9.4% |
| Granville County | $1,114 | $1,213 | $1,465 | $1,835 | +1.1% |
| Greene County | $899 | $1,012 | $1,265 | $1,531 | +9.4% |
| Guilford County | $1,168 | $1,271 | $1,644 | $1,932 | -4.4% |
| Halifax County | $787 | $1,012 | $1,375 | $1,583 | +9.4% |
| Harnett County | $896 | $1,051 | $1,455 | $1,757 | +7.2% |
| Haywood County | $1,113 | $1,250 | $1,489 | $2,089 | +1.6% |
| Henderson County | $1,714 | $1,866 | $2,223 | $3,109 | +1.7% |
| Hertford County | $774 | $1,012 | $1,401 | $1,402 | +9.4% |
| Hoke County | $903 | $1,150 | $1,592 | $1,922 | +15.2% |
| Hyde County | $817 | $1,012 | $1,291 | $1,531 | +7.7% |
| Iredell County | $1,313 | $1,429 | $1,897 | $2,389 | +6.6% |
| Jackson County | $954 | $1,039 | $1,360 | $1,366 | +7.8% |
| Johnston County | $1,552 | $1,689 | $2,103 | $2,823 | -3.5% |
| Jones County | $817 | $1,012 | $1,219 | $1,692 | +9.4% |
| Lee County | $912 | $1,179 | $1,405 | $1,805 | +3.8% |
| Lenoir County | $788 | $1,012 | $1,273 | $1,508 | +9.4% |
| Lincoln County | $1,045 | $1,138 | $1,576 | $1,902 | +8.0% |
| Macon County | $851 | $1,015 | $1,236 | $1,335 | +2.8% |
| Madison County | $1,714 | $1,866 | $2,223 | $3,109 | +1.7% |
| Martin County | $774 | $1,012 | $1,325 | $1,330 | +9.4% |
| McDowell County | $910 | $1,012 | $1,289 | $1,330 | +9.4% |
| Mecklenburg County | $1,640 | $1,785 | $2,179 | $2,773 | +5.9% |
| Mitchell County | $774 | $1,012 | $1,206 | $1,330 | +9.4% |
| Montgomery County | $830 | $1,012 | $1,325 | $1,675 | +9.4% |
| Moore County | $1,116 | $1,223 | $1,701 | $2,051 | -9.9% |
| Nash County | $972 | $1,167 | $1,567 | $1,787 | +2.1% |
| New Hanover County | $1,566 | $1,705 | $2,238 | $2,241 | +2.8% |
| Northampton County | $817 | $1,012 | $1,206 | $1,346 | +4.1% |
| Onslow County | $1,073 | $1,319 | $1,826 | $2,205 | +12.4% |
| Orange County | $1,554 | $1,745 | $2,161 | $2,486 | +2.0% |
| Pamlico County | $878 | $1,088 | $1,309 | $1,646 | +1.0% |
| Pasquotank County | $963 | $1,220 | $1,689 | $1,988 | +0.3% |
| Pender County | $1,101 | $1,199 | $1,660 | $2,004 | +2.8% |
| Perquimans County | $795 | $1,040 | $1,440 | $1,539 | +4.1% |
| Person County | $805 | $1,012 | $1,401 | $1,460 | +6.8% |
| Pitt County | $967 | $1,167 | $1,518 | $1,909 | +6.6% |
| Polk County | $885 | $1,012 | $1,401 | $1,692 | +3.0% |
| Randolph County | $1,168 | $1,271 | $1,644 | $1,932 | -4.4% |
| Richmond County | $786 | $1,012 | $1,352 | $1,531 | +9.4% |
| Robeson County | $813 | $1,012 | $1,292 | $1,515 | +9.4% |
| Rockingham County | $774 | $1,012 | $1,236 | $1,554 | -2.7% |
| Rowan County | $1,012 | $1,262 | $1,604 | $2,109 | +5.5% |
| Rutherford County | $866 | $1,012 | $1,354 | $1,374 | +9.4% |
| Sampson County | $842 | $1,012 | $1,206 | $1,398 | +9.4% |
| Scotland County | $774 | $1,012 | $1,324 | $1,330 | +9.4% |
| Stanly County | $774 | $1,012 | $1,388 | $1,447 | +9.4% |
| Stokes County | $1,224 | $1,332 | $1,754 | $2,135 | +8.1% |
| Surry County | $774 | $1,012 | $1,206 | $1,370 | +9.4% |
| Swain County | $906 | $1,012 | $1,292 | $1,531 | +9.4% |
| Transylvania County | $1,118 | $1,386 | $1,781 | $2,097 | +1.7% |
| Tyrrell County | $817 | $1,012 | $1,401 | $1,531 | +9.4% |
| Union County | $1,640 | $1,785 | $2,179 | $2,773 | +5.9% |
| Vance County | $774 | $1,012 | $1,261 | $1,333 | +3.8% |
| Wake County | $1,552 | $1,689 | $2,103 | $2,823 | -3.5% |
| Warren County | $774 | $1,012 | $1,260 | $1,378 | +9.4% |
| Washington County | $817 | $1,012 | $1,401 | $1,691 | +9.4% |
| Watauga County | $1,124 | $1,311 | $1,737 | $2,191 | +11.4% |
| Wayne County | $964 | $1,261 | $1,516 | $2,001 | +1.4% |
| Wilkes County | $875 | $1,012 | $1,357 | $1,554 | +9.4% |
| Wilson County | $849 | $1,069 | $1,356 | $1,658 | +4.3% |
| Yadkin County | $1,224 | $1,332 | $1,754 | $2,135 | +8.1% |
| Yancey County | $803 | $1,050 | $1,352 | $1,380 | +12.3% |
Where the Limit Moved Most From FY2026 to FY2027
Biggest increases (2-bedroom):
| County | FY2026 | FY2027 | Change |
|---|---|---|---|
| Cumberland County | $1,251 | $1,476 | +18.0% |
| Hoke County | $998 | $1,150 | +15.2% |
| Davidson County | $960 | $1,087 | +13.2% |
| Onslow County | $1,173 | $1,319 | +12.4% |
| Yancey County | $935 | $1,050 | +12.3% |
Biggest cuts (2-bedroom):
| County | FY2026 | FY2027 | Change |
|---|---|---|---|
| Moore County | $1,358 | $1,223 | -9.9% |
| Guilford County | $1,330 | $1,271 | -4.4% |
| Randolph County | $1,330 | $1,271 | -4.4% |
| Franklin County | $1,750 | $1,689 | -3.5% |
| Johnston County | $1,750 | $1,689 | -3.5% |
HUD caps a one-year decrease at 10%, so a county showing exactly -10.0% hit the floor. A lower FMR does not change an existing lease; it narrows the band for new leases and rent increases, and a reduced payment standard reaches a family already housed only at its second annual reexamination after the change.
Where a Voucher Beats the Market in North Carolina
A rent limit only matters against what landlords actually charge. We ran HUD's 2-bedroom figure against Zillow's observed rent for every ZIP with data in North Carolina. Raleigh-Cary comes out best, with the typical ZIP's limit +3.7% versus market and 52% of ZIPs above it; Fayetteville is toughest at -24.8%. Positive means the voucher covers market rent in the typical ZIP.
| Metro | ZIPs with data | Median premium | ZIPs above market |
|---|---|---|---|
| Raleigh-Cary, NC | 42 | +3.7% | 52% |
| Durham-Chapel Hill, NC | 16 | +2.9% | 50% |
| Asheville, NC | 21 | +2.5% | 62% |
| Greensboro-High Point, NC | 22 | -1.7% | 41% |
| Charlotte-Concord-Gastonia, NC-SC | 62 | -9.6% | 40% |
| Winston-Salem, NC | 17 | -24.7% | 12% |
| Fayetteville, NC | 18 | -24.8% | 6% |
Landlords in the positive-premium metros are leaving money on the table by turning away vouchers; the authority's rent reasonableness check still applies, so you will be approved at market, not above it. The national ranking is in our voucher-vs-market analysis.
The Largest Housing Authorities in North Carolina
Which authority issued your voucher decides which payment standard applies. The biggest programs in the state:
- Inlivian (Charlotte), about 8,900 vouchers, (704) 336-5183
- Housing Authority of the City of Greensboro (Greensboro), about 5,300 vouchers, (336) 275-8501
- Housing Authority of the City of Winston-Salem (Winston Salem), about 4,800 vouchers, (336) 917-6118
- Housing Authority of the City of Raleigh (Raleigh), about 4,300 vouchers, (919) 831-8300
- Housing Authority of the City of Asheville (Asheville), about 3,400 vouchers, (828) 239-3513
- the Housing Authority of the City of Durham (Durham), about 3,200 vouchers, (919) 683-1551
- Northwestern Regional Housing Authority (Boone), about 2,200 vouchers, (828) 264-6683
- Fayetteville Metropolitan Housing Authority (Fayetteville), about 2,100 vouchers, (910) 483-3648
Can a Landlord Refuse a Voucher in North Carolina?
Yes, in most of the state. North Carolina has no statewide source-of-income protection, so a landlord can decline a voucher unless a local ordinance says otherwise. Refusal based on race, disability, familial status, or another federally protected trait is still illegal.
Frequently Asked Questions
How much does Section 8 pay in North Carolina? It depends on the county. HUD's FY2027 2-bedroom Fair Market Rent runs from $1,012 in Ashe County to $1,866 in Madison County, with a median county of $1,143. Your housing authority's payment standard is 90% to 110% of the figure for your county, and the voucher pays that standard minus about 30% of your adjusted income.
Which North Carolina county has the highest Section 8 rent limit? Madison County, at $1,866 for a 2-bedroom ($2,223 for a 3-bedroom) in FY2027. The lowest is Ashe County at $1,012.
Did Section 8 rent limits go up in North Carolina for FY2027? Mostly yes: the 2-bedroom figure rose in 90 counties, fell in 9, and held in 1. The biggest increase was Cumberland County (+18.0%). The biggest cut was Moore County (-9.9%).
Can a landlord refuse Section 8 in North Carolina? Yes, in most of the state. North Carolina has no statewide source-of-income protection, so a landlord can decline a voucher unless a local ordinance says otherwise. Refusal based on race, disability, familial status, or another federally protected trait is still illegal.
Where is my housing authority's actual payment standard? On the authority's website, usually a one-page PDF updated each fall, or by calling its Housing Choice Voucher office. The largest North Carolina authorities are listed above with phone numbers.
See also our North Carolina Section 8 overview; metro guides for Charlotte, Raleigh, Greensboro, Winston, Durham; the national 2-bedroom table for the 40 largest metros; HUD's FY2027 FMR dataset.
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Holding a voucher in North Carolina? Browse voucher-friendly listings by ZIP code and bedroom size.
North Carolina landlord? List your property free. The table above is what a voucher tenant's authority can pay.
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