FY2027 Small Area FMR · Montezuma, NC

ZIP 28653 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 28653 (Montezuma, NC) is $1,010 a month, up 6.3% from FY2026. That is 0% equal to the Avery County, NC area-wide FMR of $1,012.

2-bedroom SAFMR$1,010per month ▲ 6.3%

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

Rank in the area9thof 16 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$909

2 BR Small Area FMR$1,010

110% of SAFMR$1,111

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

Studio$770▲ 6.9%

1 BR$780▲ 6.8%

2 BR$1,010▲ 6.3%

3 BR$1,340▲ 16.5%

4 BR$1,530▲ 7.0%

FY2027 FY2026

Where 28653 sits in the Avery County, NC area

Of the 16 ZIP codes HUD lists for the area, 28653 has the 9th highest two-bedroom Small Area FMR. Avery 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 $1,010 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	$770	$693 – $847	$769	$720
1 bedroom	$780	$702 – $858	$774	$730
2 bedrooms	$1,010	$909 – $1,111	$1,012	$950
3 bedrooms	$1,340	$1,206 – $1,474	$1,346	$1,150
4 bedrooms	$1,530	$1,377 – $1,683	$1,531	$1,430

A household renting a two-bedroom home at the Small Area FMR of $1,010 needs about $40,400 a year to keep housing costs at 30% of income. The area median family income is $88,800 and the 80% low-income limit for four people is $71,050. ZIP code 28653 lies mainly in Avery County. See the Avery County, NC county page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
28662	Pineola	3.0 mi	$1,010
28616	Crossnore	3.1 mi	$1,010
28646	Linville	3.1 mi	$1,120
28657	Newland	3.7 mi	$1,010
28652	Minneapolis	5.3 mi	$1,010
28664	Plumtree	5.9 mi	$1,010

Questions

What is the Fair Market Rent for ZIP code 28653?

HUD's FY2027 Small Area Fair Market Rents for 28653 are $770 (studio), $780 (1 BR), $1,010 (2 BR), $1,340 (3 BR) and $1,530 (4 BR) a month.

What is the Section 8 payment standard in 28653?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 28653 that range is $909 to $1,111 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 28653?

The FY2026 income limits of the Avery County, NC area apply: median family income $88,800, low-income (80%) limit $71,050 for a family of four.