FY2027 Small Area FMR · Hays, NC

ZIP 28635 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 28635 (Hays, NC) is $1,040 a month, up 8.3% from FY2026. That is 3% above the Wilkes County, NC area-wide FMR of $1,012.

2-bedroom SAFMR$1,040per month ▲ 8.3%

Area-wide 2 BR FMR$1,012Wilkes County, NC

Rank in the area10thof 25 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$936

2 BR Small Area FMR$1,040

110% of SAFMR$1,144

Housing agencies may set voucher payment standards anywhere from 90% to 110% of the FMR without asking HUD.

Studio$880▲ 10.0%

1 BR$890▲ 9.9%

2 BR$1,040▲ 8.3%

3 BR$1,370▲ 8.7%

4 BR$1,600▲ 1.9%

FY2027 FY2026

Where 28635 sits in the Wilkes County, NC area

Of the 25 ZIP codes HUD lists for the area, 28635 has the 10th highest two-bedroom Small Area FMR. Wilkes County, NC is not on HUD's list of mandatory Small Area FMR areas, so voucher payment standards here are normally based on the area-wide FMR of $1,012 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,040 for this ZIP code instead.

All unit sizes

Monthly gross rent including utilities
Unit	FY2027 SAFMR	Payment standard range	Area-wide FMR	FY2026 SAFMR
Studio	$880	$792 – $968	$864	$800
1 bedroom	$890	$801 – $979	$875	$810
2 bedrooms	$1,040	$936 – $1,144	$1,012	$960
3 bedrooms	$1,370	$1,233 – $1,507	$1,357	$1,260
4 bedrooms	$1,600	$1,440 – $1,760	$1,554	$1,570

A household renting a two-bedroom home at the Small Area FMR of $1,040 needs about $41,600 a year to keep housing costs at 30% of income. The area median family income is $67,400 and the 80% low-income limit for four people is $62,650. ZIP code 28635 lies mainly in Wilkes County. See the Wilkes County, NC county page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
28649	Mc Grady	5.2 mi	$1,020
28685	Traphill	5.3 mi	$1,030
28659	North Wilkesboro	6.3 mi	$1,050
28669	Roaring River	9.5 mi	$1,030
28651	Millers Creek	10.2 mi	$1,010
28668	Roaring Gap	10.3 mi	$1,020

Questions

What is the Fair Market Rent for ZIP code 28635?

HUD's FY2027 Small Area Fair Market Rents for 28635 are $880 (studio), $890 (1 BR), $1,040 (2 BR), $1,370 (3 BR) and $1,600 (4 BR) a month.

What is the Section 8 payment standard in 28635?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 28635 that range is $936 to $1,144 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 28635?

The FY2026 income limits of the Wilkes County, NC area apply: median family income $67,400, low-income (80%) limit $62,650 for a family of four.