FY2027 Small Area FMR · Warne, NC

ZIP 28909 Fair Market Rent & Payment Standards

HUD's FY2027 Small Area Fair Market Rent for a two-bedroom home in ZIP code 28909 (Warne, NC) is $1,030 a month, up 3.0% from FY2026. That is 5% below the Clay County, NC area-wide FMR of $1,087.

2-bedroom SAFMR$1,030per month ▲ 3.0%

Area-wide 2 BR FMR$1,087Clay County, NC

Rank in the area2ndof 5 ZIP codes

Payment standard range, 2 bedrooms

90% of SAFMR$927

2 BR Small Area FMR$1,030

110% of SAFMR$1,133

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

Studio$850▲ 2.4%

1 BR$930▲ 4.5%

2 BR$1,030▲ 3.0%

3 BR$1,420▲ 2.9%

4 BR$1,650▲ 3.1%

FY2027 FY2026

Where 28909 sits in the Clay County, NC area

Of the 5 ZIP codes HUD lists for the area, 28909 has the 2nd highest two-bedroom Small Area FMR. Clay 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 $1,087 for two bedrooms; an agency that opts in to Small Area FMRs would use $1,030 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	$850	$765 – $935	$928	$830
1 bedroom	$930	$837 – $1,023	$999	$890
2 bedrooms	$1,030	$927 – $1,133	$1,087	$1,000
3 bedrooms	$1,420	$1,278 – $1,562	$1,505	$1,380
4 bedrooms	$1,650	$1,485 – $1,815	$1,644	$1,600

A household renting a two-bedroom home at the Small Area FMR of $1,030 needs about $41,200 a year to keep housing costs at 30% of income. The area median family income is $86,300 and the 80% low-income limit for four people is $69,050. ZIP code 28909 lies mainly in Clay County. See the Clay County, NC county page for the full income limits table and the household check.

Nearby ZIP codes

ZIP	Place	Distance	2 BR SAFMR
30582	Young Harris	3.1 mi	$1,000
28902	Brasstown	3.4 mi	$1,030
30512	Blairsville	10.6 mi	$1,130
28904	Hayesville	10.7 mi	$1,070
28905	Marble	11.4 mi	$1,140
30546	Hiawassee	12.9 mi	$1,070

Questions

What is the Fair Market Rent for ZIP code 28909?

HUD's FY2027 Small Area Fair Market Rents for 28909 are $850 (studio), $930 (1 BR), $1,030 (2 BR), $1,420 (3 BR) and $1,650 (4 BR) a month.

What is the Section 8 payment standard in 28909?

Housing agencies set payment standards between 90% and 110% of the applicable FMR without HUD approval. For a two-bedroom unit in 28909 that range is $927 to $1,133 if the agency uses Small Area FMRs. Ask your housing agency for its actual payment standard.

Which income limits apply in 28909?

The FY2026 income limits of the Clay County, NC area apply: median family income $86,300, low-income (80%) limit $69,050 for a family of four.