Income Limits by County

HUD Metro FMR Area · 4 counties

Hickory-Lenoir-Morganton, NC Fair Market Rent & Income Limits

For FY2027 HUD set the two-bedroom Fair Market Rent for the Hickory-Lenoir-Morganton, NC area at $1,147 a month, up 4.7% from FY2026. The FY2026 median family income is $85,200. The same figures apply in all 4 counties of the area.

2-bedroom FMR$1,147per month ▲ 4.7%
Median family income$85,200FY2026
People in the area368,316HUD 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 Hickory-Lenoir-Morganton, NC.

Low income (80% limit)

A household of 4 earning $66,150 is under the 80% limit of $68,150 for this area. At 30% of income it could pay about $1,654 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$17,900$29,850$35,820$47,750
2$21,640$34,100$40,920$54,550
3$27,320$38,350$46,020$61,350
4$33,000$42,600$51,120$68,150
5$38,680$46,050$55,260$73,650
6$44,360$49,450$59,340$79,100
7$50,040$52,850$63,420$84,550
8$55,720$56,250$67,500$90,000

HERA Special area. Tax-credit properties placed in service before 2009 may use HUD's higher HERA hold-harmless 60% limits here: $51,720 for four people, against the regular $51,120.

Two-bedroom FMR since 2001

2-bedroom Fair Market Rent, 2001 to 2027$0$400$800$1,200$1,600200520102015202020252027$1,147FY2001: $499FY2002: $513FY2003: $527FY2004: $529FY2005: $516FY2006: $531FY2007: $552FY2008: $598FY2009: $614FY2010: $633FY2011: $624FY2012: $593FY2013: $610FY2014: $637FY2015: $632FY2016: $665FY2017: $680FY2018: $683FY2019: $679FY2020: $712FY2021: $693FY2022: $724FY2023: $791FY2024: $1,014FY2025: $1,046FY2026: $1,095FY2027: $1,147

Counties in the area

CountyPeople2 BR FMR
Catawba County, NC163,573$1,147
Burke County, NC87,795$1,147
Caldwell County, NC80,536$1,147
Alexander County, NC36,412$1,147

Small Area FMRs across 43 ZIP codes

Two-bedroom Small Area FMRs in the Hickory-Lenoir-Morganton, NC area run from $1,010 to $1,720; the middle ZIP code is at $1,140, against the area-wide FMR of $1,147. This is not a mandatory Small Area FMR area; agencies may opt in.

$1,010$1,720median $1,140

Highest ZIP codes

28682 (Terrell, NC)$1,720
28655 (Morganton, NC)$1,660
28673 (Sherrills Ford, NC)$1,620
28609 (Catawba, NC)$1,520
28605 (Blowing Rock, NC)$1,330
28037 (Denver, NC)$1,320
28601 (Hickory, NC)$1,320
28654 (Moravian Falls, NC)$1,260

Lowest ZIP codes

28681 (Taylorsville, NC)$1,010
28661 (Patterson, NC)$1,010
28657 (Newland, NC)$1,010
28641 (Jonas Ridge, NC)$1,010
28638 (Hudson, NC)$1,010
28637 (Hildebran, NC)$1,010
28633 (Lenoir, NC)$1,010
28619 (Drexel, NC)$1,010

Questions

What is the Fair Market Rent in the Hickory-Lenoir-Morganton, NC area?

HUD's FY2027 Fair Market Rents for the Hickory-Lenoir-Morganton, NC area are $961 (studio), $965 (1 BR), $1,147 (2 BR), $1,399 (3 BR) and $1,707 (4 BR) a month.

What is the area median income for Hickory-Lenoir-Morganton, NC?

The FY2026 median family income is $85,200; the 80% low-income limit for four people is $68,150.

Which counties are in this HUD metro area?

Catawba County, NC, Burke County, NC, Caldwell County, NC and Alexander County, NC.