FY2027 Fair Market Rent · North Carolina
Henderson County Fair Market Rent & Income Limits
HUD's FY2027 Fair Market Rent for a two-bedroom home in Henderson County, NC is $1,866 a month, up 1.7% from FY2026. The area median family income is $103,200, and a family of four counts as low income up to $81,900 a year.
Fair Market Rent by unit size
FY2027 FY2026
Fair Market Rents are gross rents: rent plus the cost of all utilities except phone, cable and internet.
Check your household
Enter your household size and total yearly income before taxes to see which HUD income category it falls in for Henderson County, NC.
Low income (80% limit)
A household of 4 earning $79,900 is under the 80% limit of $81,900 for this area. At 30% of income it could pay about $1,998 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 in Henderson County
HUD's FY2026 income limits for Asheville, NC are based on a median family income of $103,200. Programs such as Housing Choice Vouchers, public housing and HOME use the 30%, 50% and 80% columns; Low-Income Housing Tax Credit properties use the 50% and 60% Multifamily Tax Subsidy Project limits.
| People | Extremely low30% / poverty | Very low50% | 60% (LIHTC)MTSP | Low income80% |
|---|---|---|---|---|
| 1 | $21,500 | $35,850 | $43,020 | $57,350 |
| 2 | $24,600 | $40,950 | $49,140 | $65,550 |
| 3 | $27,650 | $46,050 | $55,260 | $73,750 |
| 4 | $33,000 | $51,200 | $61,440 | $81,900 |
| 5 | $38,680 | $55,300 | $66,360 | $88,500 |
| 6 | $44,360 | $59,400 | $71,280 | $95,050 |
| 7 | $50,040 | $63,500 | $76,200 | $101,600 |
| 8 | $55,720 | $67,550 | $81,060 | $108,150 |
Rent history
Since FY2017 the two-bedroom FMR here has gone from $891 to $1,866, up 109.4% over ten years. HUD has published a two-bedroom FMR for this area since FY1983, when it was $288.
What it takes to afford the rent
To keep a two-bedroom rent of $1,866 at no more than 30% of income, the usual affordability rule, a household needs about $74,600 a year. That is 72% of the area median family income of $103,200, so a typical family can afford it with room to spare.
| Unit | FY2027 | FY2026 | FY2025 | Income to affordat 30% |
|---|---|---|---|---|
| Studio | $1,482 | $1,436 | $1,286 | $59,300 |
| 1 bedroom | $1,714 | $1,674 | $1,347 | $68,600 |
| 2 bedrooms | $1,866 | $1,835 | $1,512 | $74,600 |
| 3 bedrooms | $2,223 | $2,231 | $1,944 | $88,900 |
| 4 bedrooms | $3,109 | $3,078 | $2,566 | $124,400 |
How Henderson County compares
Henderson County is part of the Asheville, NC HUD Metro FMR Area, together with Buncombe County and Madison County. HUD publishes one Fair Market Rent and one set of income limits for the whole area, so the numbers on this page apply in every county of it.
Henderson County has the 2nd highest two-bedroom Fair Market Rent of the 100 counties in North Carolina; the population-weighted average across North Carolina is $1,441 and the nationwide average is $1,751.
Small Area FMRs by ZIP code
HUD also publishes Small Area Fair Market Rents for each ZIP code. In Henderson County the two-bedroom figure ranges from $1,660 to $2,540 across 18 ZIP codes, against the area-wide $1,866. This area is not on HUD's list of mandatory Small Area FMR areas, so most agencies here use the area-wide FMR; an agency may still opt in to ZIP-level rents.
| ZIP | Place | 2 BR SAFMR | 110% payment std. |
|---|---|---|---|
| 28729 | Etowah | $2,540 | $2,794 |
| 28759 | Mills River | $2,270 | $2,497 |
| 28742 | Horse Shoe | $2,000 | $2,200 |
| 28732 | Fletcher | $1,870 | $2,057 |
| 28790 | Zirconia | $1,810 | $1,991 |
| 28724 | Dana | $1,700 | $1,870 |
| 28727 | Edneyville | $1,700 | $1,870 |
| 28758 | Mountain Home | $1,700 | $1,870 |
| 28760 | Naples | $1,700 | $1,870 |
| 28784 | Tuxedo | $1,700 | $1,870 |
| 28791 | Hendersonville | $1,700 | $1,870 |
| 28793 | Hendersonville | $1,700 | $1,870 |
| 28735 | Gerton | $1,690 | $1,859 |
| 28792 | Hendersonville | $1,690 | $1,859 |
| 28710 | Bat Cave | $1,680 | $1,848 |
| 28726 | East Flat Rock | $1,660 | $1,826 |
| 28731 | Flat Rock | $1,660 | $1,826 |
| 28739 | Hendersonville | $1,660 | $1,826 |
Questions
What is the Fair Market Rent in Henderson County, NC for 2027?
For FY2027 (October 1, 2026 to September 30, 2027) HUD's Fair Market Rents in Henderson County, NC are $1,482 for a studio, $1,714 for one bedroom, $1,866 for two bedrooms, $2,223 for three and $3,109 for four bedrooms, per month including utilities.
What is the area median income in Henderson County, NC?
HUD's FY2026 median family income for the area is $103,200, up 10.8% from $93,100 in FY2025.
What is 80% of AMI in Henderson County, NC for a family of 4?
The FY2026 low-income limit (80%) for a household of four is $81,900 a year. The very low-income limit (50%) is $51,200 and the extremely low-income limit is $33,000.
What is the 60% AMI limit for tax credit housing in Henderson County, NC?
Under HUD's FY2026 Multifamily Tax Subsidy Project limits, the 60% limit is $43,020 for one person and $61,440 for four.
Is the Fair Market Rent the same as the Section 8 payment standard?
No. Housing agencies set their payment standard between 90% and 110% of the FMR (for a two-bedroom here: $1,679 to $2,053), and can ask HUD for exceptions. Check the payment standard with your local housing agency.