FY2027 Small Area FMR · Sylva, NC
ZIP 28779 Fair Market Rent & Payment Standards
HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 28779 (Sylva, NC) is $1,110 a month, unchanged from FY2026. That is 11% below the Haywood County, NC area-wide FMR of $1,250.
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 28779 sits in the Haywood County, NC area
Of the 12 ZIP codes HUD lists for the area, 28779 has the 11th highest two-bedroom Small Area FMR. Haywood 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 $1,250 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,110 for this ZIP code instead.
ZIP code 28779 crosses more than one HUD area. HUD also lists it under Jackson County, NC (same figures) and Macon 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 | $940 | $846 – $1,034 | $1,008 | $890 |
| 1 bedroom | $1,010 | $909 – $1,111 | $1,113 | $1,000 |
| 2 bedrooms | $1,110 | $999 – $1,221 | $1,250 | $1,110 |
| 3 bedrooms | $1,330 | $1,197 – $1,463 | $1,489 | $1,330 |
| 4 bedrooms | $1,660 | $1,494 – $1,826 | $2,089 | $1,570 |
A household renting a two-bedroom home at the Small Area FMR of $1,110 needs about $44,400 a year to keep housing costs at 30% of income. The area median family income is $86,700 and the 80% low-income limit for four people is $69,350. ZIP code 28779 lies mainly in Jackson County. See the Haywood County, NC county page for the full income limits table and the household check.
Nearby ZIP codes
Questions
What is the Fair Market Rent for ZIP code 28779?
HUD's FY2027 Small Area Fair Market Rents for 28779 are $940 (studio), $1,010 (1 BR), $1,110 (2 BR), $1,330 (3 BR) and $1,660 (4 BR) a month.
What is the Section 8 payment standard in 28779?
Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 28779 that range is $999 to $1,221 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.
Which income limits apply in 28779?
The FY2026 income limits of the Haywood County, NC area apply: median family income $86,700, low-income (80%) limit $69,350 for a family of four.