Section 8 in Hickory, NC: Rent Limits and Housing Authorities
Hickory-Lenoir-Morganton, NC metro area. FY2027 Fair Market Rents, active voucher counts, the housing authorities that run the program here, and whether landlords can legally refuse a voucher. Every figure comes straight from HUD data.
Fair Market Rent by bedroom count
HUD rent benchmarks for FY2027, effective October 1, 2026. These are not adopted housing-authority payment standards or household subsidy amounts. The illustration shows 90% to 110% of FMR; ZIP-based schedules, approved exceptions and Moving to Work rules can differ.
| Bedrooms | FMR | Illustration: 90% to 110% of FMR |
|---|---|---|
| Efficiency (studio) | $961 | $865 to $1,057 |
| 1-bedroom | $965 | $869 to $1,062 |
| 2-bedroom | $1,147 | $1,032 to $1,262 |
| 3-bedroom | $1,399 | $1,259 to $1,539 |
| 4-bedroom | $1,707 | $1,536 to $1,878 |
The two-bedroom HUD benchmark for Hickory is $1,147. Multiplying by 90% and 110% gives $1,032 to $1,262, not an approval range. Gross rent includes the applicable allowance for tenant-paid utilities. Your agency must calculate assistance using its adopted standard, your household and the proposed unit.
What changed from FY2026 to FY2027 in Hickory
HUD's two-bedroom Fair Market Rent for the Hickory-Lenoir-Morganton, NC metro rose from $1,095 in FY2026 to $1,147 in FY2027, a change of +$52 a month (+4.7%). FY2027 figures took effect on October 1, 2026.
| Bedrooms | FY2026 | FY2027 | Change |
|---|---|---|---|
| Efficiency (studio) | $858 | $961 | +$103 (+12.0%) |
| 1-bedroom | $908 | $965 | +$57 (+6.3%) |
| 2-bedroom | $1,095 | $1,147 | +$52 (+4.7%) |
| 3-bedroom | $1,372 | $1,399 | +$27 (+2.0%) |
| 4-bedroom | $1,660 | $1,707 | +$47 (+2.8%) |
The FMR is not what the voucher pays. Each housing authority sets its own payment standard. The basic range is 90% to 110% of the applicable FMR or SAFMR, with exceptions and Moving to Work policies that may differ. A HUD effective date is not a household rent-change notice. Confirm the adopted schedule and its application to your lease or reexamination with your agency.
Already renting with a voucher in Hickory? Under standard HCV rules, once the housing authority raises its payment standard, the higher amount must be used for your subsidy no later than the earliest of three dates: a rent increase that would raise your share, your next regular or interim reexamination, or one year after the increase took effect (24 CFR 982.505(c)(4)). Confirm any applicable Moving to Work policy with your agency.
Landlords: a higher FMR does not raise a contract rent by itself. You still request the increase from the housing authority, and the new rent has to pass its rent reasonableness review against comparable unassisted units.
Source: HUD Fair Market Rents, FY2026 and FY2027, huduser.gov.
Voucher demand in this metro
Aggregated from HUD Public Housing Authority data (FY2026). High utilization means most vouchers issued here are already placed in a unit, so landlords who accept vouchers fill vacancies from a deep, reliable applicant pool.
Housing authorities serving Hickory
5 PHAs administer vouchers in this metro. Apply with (or contact) the PHA that covers the specific address.
- Status unknown
Western Piedmont Council of Governments
Hickory , NC · NC159 · 1,952 HCV units
8284854247 - Status unknown
Valdese Housing Authority
Valdese , NC · NC055
8284854247 - Status unknown
Morganton Housing Authority
Morganton , NC · NC049
8284379101 - Status unknown
Lenoir Housing Authority
Lenoir , NC · NC074
8287585536 - Status unknown
City of Hickory Public Housing Authority
Hickory , NC · NC056
8283229191
Can a landlord refuse Section 8 in Hickory, NC?
In most of the state, yes. North Carolina has no statewide source-of-income protection, so landlords in Hickory, NC can decline Section 8 applications unless a local ordinance says otherwise.
No statewide source-of-income protection for housing vouchers. PRRAC Appendix B (March 2026).
Informational only, not legal advice. Laws change, so verify current status before acting on a rejection or making a leasing decision.
Counties in the Hickory metro
County pages show the local voucher count, the housing authorities that serve it, and ZIP-level rent limits where HUD publishes them.
Frequently asked questions
- How much does Section 8 pay for a 2-bedroom in Hickory?
- In the Hickory-Lenoir-Morganton, NC metro, the FY2027 two-bedroom Fair Market Rent is $1,147 per month. For illustration, 90% to 110% of that benchmark is roughly $1,032 to $1,262. This is not an adopted payment standard or subsidy quote. ZIP schedules, approved exceptions and Moving to Work rules may differ. Gross rent includes the applicable allowance for tenant-paid utilities.
- What are the FY2027 Fair Market Rents in Hickory?
- HUD's FY2027 Fair Market Rents for the Hickory-Lenoir-Morganton, NC metro, by bedroom size: studio $961, 1-bedroom $965, 2-bedroom $1,147, 3-bedroom $1,399, 4-bedroom $1,707. These are HUD benchmarks, not household subsidy amounts. Confirm whether your agency uses ZIP-based standards and which schedule applies to your unit.
- Did Section 8 rent limits change in Hickory for FY2027?
- The two-bedroom Fair Market Rent for the Hickory-Lenoir-Morganton, NC metro went from $1,095 in FY2026 to $1,147 in FY2027, an increase of $52 a month. FY2027 Fair Market Rents took effect on October 1, 2026. HUD's effective date does not automatically change a household's assistance. Ask your administering agency which adopted schedule and effective date apply to a new lease, move or reexamination.
- How do I apply for Section 8 in Hickory?
- Section 8 in Hickory is administered by Western Piedmont Council of Governments, Valdese Housing Authority, Morganton Housing Authority and other local housing authorities. Each agency has its own application process, waiting lists and preferences. You may apply to more than one agency when eligible lists are open; a listing inquiry is not a voucher application. If you already have a voucher, confirm the receiving agency and any portability requirements for the proposed address.
Find Section 8 apartments in Hickory
VoucherMatch connects voucher holders with landlords who accept Section 8, and it is free for renters. The administering housing authority must approve the actual unit, rent and household assistance calculation.
Other Section 8 markets in NC
Rent limits from HUD FY2027 Fair Market Rent data. Investor running the numbers? The RentalCalcs voucher analyzer uses this same dataset.