Section 8 Rent in ZIP 28138
FY2027 Fair Market Rent for ZIP 28138 in Rowan County, North Carolina: HUD rent benchmarks by bedroom size, an illustrative percentage range, the housing authorities that administer vouchers here, and whether a landlord can legally decline a voucher in North Carolina.
What does the HUD rent benchmark measure in ZIP 28138?
HUD's Fair Market Rents estimate 40th-percentile gross rents for standard-quality units occupied by recent movers. Small Area FMRs provide ZIP-level estimates. These are not arithmetic average asking rents or approved voucher payments. For FY2027, that benchmark is $1,010 for a one-bedroom and $1,250 for a two-bedroom in ZIP 28138. Actual asking rents and adopted agency payment standards can differ. The full HUD benchmark table is above.
What changed from FY2026 to FY2027 in ZIP 28138
HUD's two-bedroom Fair Market Rent for ZIP 28138 rose from $1,240 in FY2026 to $1,250 in FY2027, a change of +$10 a month (+0.8%). FY2027 figures took effect on October 1, 2026.
| Bedrooms | FY2026 | FY2027 | Change |
|---|---|---|---|
| Efficiency (studio) | $990 | $990 | $0 (0%) |
| 1-bedroom | $1,000 | $1,010 | +$10 (+1.0%) |
| 2-bedroom | $1,240 | $1,250 | +$10 (+0.8%) |
| 3-bedroom | $1,620 | $1,580 | -$40 (-2.5%) |
| 4-bedroom | $2,070 | $2,070 | $0 (0%) |
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 ZIP 28138? 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.
Illustration: 90% to 110% of the HUD benchmark (2 BR)
These percentages illustrate the basic payment-standard range, not a verified agency schedule. ZIP-based policies, approved exceptions and Moving to Work rules can differ.
Gross rent includes the applicable allowance for tenant-paid utilities. Ask your administering agency for the adopted standard and household affordability calculation; neither the HUD benchmark nor this illustration is a lease approval.
ZIP vs county FMR (2 BR)
ZIP 28138 at $1,250 is $12 lower than the Rowan County county-wide 2 BR FMR of $1,262. The difference describes HUD benchmarks, not a reduction in your voucher. Confirm the applicable schedule with the agency administering your assistance.
Can a landlord refuse Section 8 in ZIP 28138?
In most of the state, yes. North Carolina has no statewide source-of-income protection, so landlords in ZIP 28138 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.
Housing authorities serving Rowan County
Rowan County Housing Authority
Salisbury · PHA code NC102
694 Section 8 unitsTown of East Spencer Housing Authority
East Spencer · PHA code NC134
243 Section 8 unitsHousing Authority of the City of Salisbury
Salisbury · PHA code NC016
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These agencies are listed for the county. Confirm jurisdiction for the exact address and, if you already have a voucher, which agency will administer the proposed move.
Frequently asked questions
- How much does Section 8 pay for a 2-bedroom in ZIP 28138?
- For ZIP 28138 in Rowan County, NC, the FY2027 two-bedroom Fair Market Rent is $1,250 per month. For illustration, 90% to 110% of this HUD benchmark is roughly $1,125 to $1,375. This modeled range is not the agency's adopted schedule. The agency calculates assistance using its applicable standard, household income and unit details; gross rent includes the allowance for tenant-paid utilities.
- What are the FY2027 HUD rent benchmarks for ZIP 28138?
- HUD's FY2027 Fair Market Rent for ZIP 28138, by bedroom size: studio $990, 1-bedroom $1,010, 2-bedroom $1,250, 3-bedroom $1,580, 4-bedroom $2,070. A ZIP benchmark helps compare locations but does not establish what a voucher pays. The administering agency's adopted schedule, program rules and household calculation determine assistance.
- Which housing authority covers ZIP 28138?
- Agencies listed for Rowan County include Rowan County Housing Authority, Town of East Spencer Housing Authority, Housing Authority of the City of Salisbury. This county directory does not establish jurisdiction for every address. Check the agency on your voucher or application and confirm who would administer assistance at the proposed unit.
Find Section 8 apartments in ZIP 28138
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.
Landlord and investor tools for Rowan County
RentalCalcsFree calculators and guides from RentalCalcs, built by the VoucherMatch team, for landlords deciding whether to accept vouchers.
- Rowan County rental market dataRents, home prices, cap rates and cash flow estimates for investors.
- Section 8 rent analyzerHUD rent benchmarks and modeled comparisons for North Carolina ZIP codes. Confirm adopted amounts with the agency.
- Compare HUD benchmarks with market rent in North CarolinaExplore modeled ZIP comparisons; these do not establish an approved rent or agency payment.
- Average rent in North CarolinaMarket rent versus HUD fair market rent by city and bedroom count.
- How Section 8 rent is calculatedFair market rent, payment standards and rent reasonableness, step by step.
- Section 8 landlord math for 2026What the payment standard changes mean for cash flow this year.
SAFMR data published by HUD for FY2027. ZIP 28138 maps to Rowan County, NC · FIPS 37159. Investors can run these numbers in the RentalCalcs voucher analyzer.