FY2027 Small Area FMR · Mills River, NC
ZIP 28759 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 28759 (Mills River, NC) is $2,270 a month, up 7.1% from FY2026. That is 22% above the Asheville, NC area-wide FMR of $1,866.
Payment standard range, 2 bedrooms
Housing agencies may set voucher payment standards anywhere from 90% to 110% of the FMR without asking HUD.
FY2027 FY2026
Where 28759 sits in the Asheville, NC area
Of the 54 ZIP codes HUD lists for the area, 28759 has the 2nd highest two-bedroom Small Area FMR. Asheville, 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 $1,866 for two bedrooms; an agency that opts in to Small Area FMRs would use $2,270 for this ZIP code instead.
ZIP code 28759 crosses more than one HUD area. HUD also lists it under Transylvania County, NC (same figures). The figure that applies depends on which side of the line the home is.
All unit sizes
| Unit | FY2027 SAFMR | Payment standard range | Area-wide FMR | FY2026 SAFMR |
|---|---|---|---|---|
| Studio | $1,800 | $1,620 – $1,980 | $1,482 | $1,660 |
| 1 bedroom | $2,090 | $1,881 – $2,299 | $1,714 | $1,930 |
| 2 bedrooms | $2,270 | $2,043 – $2,497 | $1,866 | $2,120 |
| 3 bedrooms | $2,700 | $2,430 – $2,970 | $2,223 | $2,580 |
| 4 bedrooms | $3,780 | $3,402 – $4,158 | $3,109 | $3,560 |
A household renting a two-bedroom home at the Small Area FMR of $2,270 needs about $90,800 a year to keep housing costs at 30% of income. The area median family income is $103,200 and the 80% low-income limit for four people is $81,900. ZIP code 28759 lies mainly in Henderson County and Buncombe County. See the Asheville, NC metro page for the full income limits table and the household check.
Nearby ZIP codes
Questions
What is the Fair Market Rent for ZIP code 28759?
HUD's FY2027 Small Area Fair Market Rents for 28759 are $1,800 (studio), $2,090 (1 BR), $2,270 (2 BR), $2,700 (3 BR) and $3,780 (4 BR) a month.
What is the Section 8 payment standard in 28759?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 28759 that range is $2,043 to $2,497 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.
Which income limits apply in 28759?
The FY2026 income limits of the Asheville, NC area apply: median family income $103,200, low-income (80%) limit $81,900 for a family of four.