Nelson County, KY: Fair Market Rent 2027 and Income Limits

Official HUD figures for landlords and renters, effective October 1, 2026 (rents) and May 1, 2026 (income limits).

$1,0222-bedroom FMR, FY2027

$7811-bedroom FMR, FY2027

$69,75080% income limit, family of 4 (FY2026)

$87,200Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Nelson County is $1,022 a month, up 0.6% from $1,016 in FY2026. Nelson County belongs to the Nelson County, KY HUD Metro FMR Area FMR area, so the same figures apply across that area. FMRs are gross rents: rent plus all tenant-paid utilities except phone, cable and internet.

Fair market rent in Nelson County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$777	$770	+0.9%	$700 – $854
1 bedroom	$781	$781	±0.0%	$703 – $859
2 bedrooms	$1,022	$1,016	+0.6%	$920 – $1,124
3 bedrooms	$1,302	$1,360	−4.3%	$1,172 – $1,432
4 bedrooms	$1,587	$1,704	−6.9%	$1,429 – $1,745

Source: HUD Fair Market Rents FY2027 (effective October 1, 2026) and FY2026 (revised file), details.

What can a landlord charge a Section 8 tenant here?

The FMR is not a cap on what you can ask on the open market. For a Housing Choice Voucher tenant, the local housing authority sets a payment standard, normally between 90% and 110% of the FMR (or of the ZIP-level Small Area FMR where those apply). For a two-bedroom unit in Nelson County that is typically $920 to $1,124 including utilities. You can charge more than the payment standard if the rent passes the housing authority's rent-reasonableness test and, at move-in, the tenant's share stays within 40% of their adjusted monthly income. Ask the housing authority for its current payment standard schedule.

Can local renters afford the fair market rent?

$38,732median income of renter households

$1,008Median gross rent, all units

31%Rent-to-income ratio (median rent ÷ median renter income)

51%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $38,732 can afford about $968 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,022 is $54 (5.5%) more than that. To rent a two-bedroom at the FMR, a household needs $40,880 a year under the 30% rule, or $36,792 under the common landlord rule that income must be three times the rent.

Nelson County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,008 ±$73
Median income of renter households	$38,732 ±$2,440
Renters paying 30% or more of income (cost-burdened)	50.8% ±7.8
Renters paying 50% or more (severely cost-burdened)	26.4% ±6.3
Renter households (where the share can be computed)	3,538

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$761	$1,008	+32.5%
Median renter household income	$37,625	$38,732	+2.9%
Renters paying 30%+ of income	32.9%	50.8%	+17.9 pts

Rent-to-income calculator: does an applicant qualify? → · Most affordable counties to rent in this state →

Source: U.S. Census Bureau, American Community Survey 5-Year Estimates 2020–2024 and 2015–2019 (tables B25064, B25119, B25070). ± = margin of error at 90% confidence. Dollar figures are not adjusted for inflation.

Small Area FMRs by ZIP code (FY2027)

In metro areas HUD also publishes ZIP-level Small Area Fair Market Rents. Housing authorities in designated areas must use them for voucher payment standards; others may opt in. Here the two-bedroom SAFMR ranges from $920 to $1,110 depending on the ZIP code.

All 13 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
40004	$790	$800	$1,040	$1,330	$1,610
40008	$780	$800	$1,030	$1,310	$1,620
40012	$790	$860	$1,090	$1,440	$1,590
40013	$810	$830	$1,070	$1,430	$1,760
40020	$810	$830	$1,050	$1,390	$1,690
40037	$700	$730	$920	$1,230	$1,540
40048	$780	$780	$1,020	$1,300	$1,580
40051	$760	$770	$960	$1,330	$1,600
40052	$760	$770	$960	$1,330	$1,600
40069	$700	$710	$920	$1,270	$1,540
40071	$850	$920	$1,110	$1,420	$1,630
40107	$730	$730	$960	$1,230	$1,540
42748	$780	$790	$990	$1,370	$1,650

Source: HUD FY2027 Small Area FMRs (effective October 1, 2026).

HUD income limits for Nelson County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $87,200 (FY2025: $87,500, −0.3%). Small figures under each limit show the change from FY2025.

Household size	1 person	2 people	3 people	4 people	5 people	6 people	7 people	8 people
Extremely low income (30%)	$18,350 −0.3%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$30,550 −0.3%	$34,900 −0.3%	$39,250 −0.4%	$43,600 −0.3%	$47,100 −0.3%	$50,600 −0.3%	$54,100 −0.3%	$57,600 −0.3%
Low income (80%)	$48,850 −0.3%	$55,800 −0.4%	$62,800 −0.3%	$69,750 −0.4%	$75,350 −0.3%	$80,950 −0.3%	$86,500 −0.3%	$92,100 −0.3%

The 30% limit is HUD's “extremely low income” limit: the higher of 30% of median income or the federal poverty guideline, but never above the 50% limit. That is why it can rise faster than 30% of median for larger households. Tax-credit (LIHTC) properties use separate Multifamily Tax Subsidy Project limits.

Source: HUD Section 8 Income Limits FY2026 (effective May 1, 2026) and FY2025, details.