Nicholas 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).

$9092-bedroom FMR, FY2027

$8191-bedroom FMR, FY2027

$61,20080% income limit, family of 4 (FY2026)

$76,500Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Nicholas County is $909 a month, up 5.0% from $866 in FY2026. Nicholas County belongs to the Nicholas County, KY FMR area (non-metro county), 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 Nicholas County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$650	$619	+5.0%	$585 – $715
1 bedroom	$819	$696	+17.7%	$738 – $900
2 bedrooms	$909	$866	+5.0%	$819 – $999
3 bedrooms	$1,259	$1,204	+4.6%	$1,134 – $1,384
4 bedrooms	$1,270	$1,311	−3.1%	$1,143 – $1,397

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 Nicholas County that is typically $819 to $999 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?

$30,000median income of renter households

$728Median gross rent, all units

29%Rent-to-income ratio (median rent ÷ median renter income)

42%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $30,000 can afford about $750 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $909 is $159 (21.2%) more than that. To rent a two-bedroom at the FMR, a household needs $36,360 a year under the 30% rule, or $32,724 under the common landlord rule that income must be three times the rent.

Nicholas County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$728 ±$117
Median income of renter households	$30,000 ±$10,416
Renters paying 30% or more of income (cost-burdened)	41.6% ±16.7
Renters paying 50% or more (severely cost-burdened)	25.6% ±17.8
Renter households (where the share can be computed)	539

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$593	$728	+22.8%
Median renter household income	$20,129	$30,000	+49.0%
Renters paying 30%+ of income	42.0%	41.6%	−0.4 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.

HUD income limits for Nicholas County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $76,500 (FY2025: $73,600, +3.9%). 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%)	$16,100 +2.9%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +3.9%	$47,450 +3.9%	$50,500 +3.9%
Very low income (50%)	$26,800 +3.9%	$30,600 +3.9%	$34,450 +3.9%	$38,250 +3.9%	$41,350 +4.0%	$44,400 +4.0%	$47,450 +3.9%	$50,500 +3.9%
Low income (80%)	$42,850 +3.9%	$49,000 +3.9%	$55,100 +3.9%	$61,200 +3.9%	$66,100 +3.8%	$71,000 +3.9%	$75,900 +3.9%	$80,800 +3.9%

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.