Income Limits by County

HUD Metro FMR Area · 5 counties

Charlotte-Concord-Gastonia, NC-SC Fair Market Rent & Income Limits

For FY2027 HUD set the two-bedroom Fair Market Rent for the Charlotte-Concord-Gastonia, NC-SC area at $1,785 a month, up 5.9% from FY2026. The FY2026 median family income is $117,400. The same figures apply in all 5 counties of the area.

2-bedroom FMR$1,785per month ▲ 5.9%
Median family income$117,400FY2026
People in the area2,170,326HUD file, 2024

Fair Market Rent by unit size

FY2027 FY2026

Check your household

Enter your household size and total yearly income before taxes to see which HUD income category it falls in for Charlotte-Concord-Gastonia, NC-SC.

Low income (80% limit)

A household of 4 earning $91,900 is under the 80% limit of $93,900 for this area. At 30% of income it could pay about $2,298 a month for rent and utilities.

This is a quick comparison with HUD's published limits, not an eligibility decision. Programs count income in their own ways and many have waiting lists; the local housing agency or property decides.

Income limits

FY2026 income limits by household size (yearly gross income)
PeopleExtremely low30% / povertyVery low50%60% (LIHTC)MTSPLow income80%
1$24,650$41,100$49,320$65,750
2$28,200$47,000$56,400$75,150
3$31,700$52,850$63,420$84,550
4$35,200$58,700$70,440$93,900
5$38,680$63,400$76,080$101,450
6$44,360$68,100$81,720$108,950
7$50,040$72,800$87,360$116,450
8$55,720$77,500$93,000$123,950

HERA Special area. Tax-credit properties placed in service before 2009 may use HUD's higher HERA hold-harmless 60% limits here: $70,560 for four people, against the regular $70,440.

Two-bedroom FMR since 2001

2-bedroom Fair Market Rent, 2001 to 2027$0$400$800$1,200$1,600$2,000$2,400200520102015202020252027$1,785FY2001: $659FY2002: $678FY2003: $695FY2004: $697FY2005: $719FY2006: $680FY2007: $707FY2008: $740FY2009: $757FY2010: $806FY2011: $819FY2012: $791FY2013: $793FY2014: $813FY2015: $831FY2016: $864FY2017: $907FY2018: $967FY2019: $1,028FY2020: $1,063FY2021: $1,151FY2022: $1,155FY2023: $1,333FY2024: $1,554FY2025: $1,824FY2026: $1,686FY2027: $1,785

Counties in the area

CountyPeople2 BR FMR
Mecklenburg County, NC1,154,681$1,785
York County, SC293,673$1,785
Union County, NC250,958$1,785
Cabarrus County, NC236,133$1,785
Gaston County, NC234,881$1,785

Small Area FMRs across 129 ZIP codes

Two-bedroom Small Area FMRs in the Charlotte-Concord-Gastonia, NC-SC area run from $1,010 to $2,680; the middle ZIP code is at $1,890, against the area-wide FMR of $1,785. This is a mandatory Small Area FMR area (designated 2016, in force since 4/1/2018): voucher payment standards follow the ZIP-code figures.

$1,010$2,680median $1,890

Highest ZIP codes

28075 (Harrisburg, NC)$2,680
28202 (Charlotte, NC)$2,680
28203 (Charlotte, NC)$2,680
28204 (Charlotte, NC)$2,380
28079 (Indian Trail, NC)$2,360
28277 (Charlotte, NC)$2,340
28273 (Charlotte, NC)$2,200
28078 (Huntersville, NC)$2,150

Lowest ZIP codes

29743 (Smyrna, SC)$1,010
29702 (Blacksburg, SC)$1,010
29706 (Chester, SC)$1,020
28097 (Locust, NC)$1,020
28086 (Kings Mountain, NC)$1,050
28033 (Crouse, NC)$1,060
28034 (Dallas, NC)$1,070
28016 (Bessemer City, NC)$1,070

Questions

What is the Fair Market Rent in the Charlotte-Concord-Gastonia, NC-SC area?

HUD's FY2027 Fair Market Rents for the Charlotte-Concord-Gastonia, NC-SC area are $1,574 (studio), $1,640 (1 BR), $1,785 (2 BR), $2,179 (3 BR) and $2,773 (4 BR) a month.

What is the area median income for Charlotte-Concord-Gastonia, NC-SC?

The FY2026 median family income is $117,400; the 80% low-income limit for four people is $93,900.

Which counties are in this HUD metro area?

Mecklenburg County, NC, York County, SC, Union County, NC, Cabarrus County, NC and Gaston County, NC.