Cumberland County, NC: 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).

$1,4762-bedroom FMR, FY2027

$1,3341-bedroom FMR, FY2027

$65,50080% income limit, family of 4 (FY2026)

$81,900Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Cumberland County is $1,476 a month, up 18.0% from $1,251 in FY2026. Cumberland County belongs to the Fayetteville, NC 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 Cumberland County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,302	$1,090	+19.4%	$1,172 – $1,432
1 bedroom	$1,334	$1,113	+19.9%	$1,201 – $1,467
2 bedrooms	$1,476	$1,251	+18.0%	$1,329 – $1,623
3 bedrooms	$1,937	$1,667	+16.2%	$1,744 – $2,130
4 bedrooms	$2,380	$2,068	+15.1%	$2,142 – $2,618

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 Cumberland County that is typically $1,329 to $1,623 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?

$46,059median income of renter households

$1,222Median gross rent, all units

32%Rent-to-income ratio (median rent ÷ median renter income)

52%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $46,059 can afford about $1,151 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,476 is $325 (28.2%) more than that. To rent a two-bedroom at the FMR, a household needs $59,040 a year under the 30% rule, or $53,136 under the common landlord rule that income must be three times the rent.

Cumberland County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,222 ±$15
Median income of renter households	$46,059 ±$1,518
Renters paying 30% or more of income (cost-burdened)	51.9% ±1.6
Renters paying 50% or more (severely cost-burdened)	24.3% ±1.2
Renter households (where the share can be computed)	54,133

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$941	$1,222	+29.9%
Median renter household income	$34,430	$46,059	+33.8%
Renters paying 30%+ of income	52.4%	51.9%	−0.5 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 $1,130 to $1,760 depending on the ZIP code.

All 28 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
28301	$1,100	$1,130	$1,250	$1,640	$2,020
28302	$1,310	$1,340	$1,480	$1,940	$2,390
28303	$1,300	$1,330	$1,470	$1,930	$2,370
28304	$1,510	$1,540	$1,710	$2,250	$2,760
28305	$1,180	$1,210	$1,340	$1,760	$2,160
28306	$1,120	$1,140	$1,270	$1,670	$2,050
28307	$1,550	$1,590	$1,760	$2,310	$2,840
28308	$1,300	$1,320	$1,490	$1,990	$2,430
28309	$1,310	$1,340	$1,480	$1,940	$2,390
28310	$1,340	$1,370	$1,560	$2,070	$2,540
28311	$1,320	$1,360	$1,500	$1,970	$2,420
28312	$1,050	$1,080	$1,190	$1,560	$1,920
28314	$1,440	$1,470	$1,630	$2,140	$2,630
28318	$990	$1,010	$1,130	$1,510	$1,870
28331	$990	$1,010	$1,130	$1,510	$1,870
28334	$1,060	$1,080	$1,220	$1,500	$1,980
28342	$990	$1,010	$1,130	$1,510	$1,870
28344	$990	$1,010	$1,130	$1,510	$1,870
28348	$1,350	$1,380	$1,530	$2,010	$2,470
28356	$990	$1,010	$1,130	$1,510	$1,870
28371	$1,100	$1,110	$1,310	$1,700	$2,040
28382	$990	$1,010	$1,190	$1,510	$1,870
28384	$990	$1,010	$1,130	$1,510	$1,870
28390	$1,140	$1,150	$1,320	$1,780	$2,170
28391	$990	$1,010	$1,130	$1,510	$1,870
28395	$1,180	$1,210	$1,340	$1,760	$2,160
28399	$990	$1,010	$1,130	$1,510	$1,870
28441	$990	$1,010	$1,130	$1,510	$1,870

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

HUD income limits for Cumberland County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $81,900 (FY2025: $79,000, +3.7%). 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%)	$17,200 +3.6%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$54,100 +3.7%
Very low income (50%)	$28,700 +3.8%	$32,800 +3.8%	$36,900 +3.8%	$40,950 +3.7%	$44,250 +3.6%	$47,550 +3.7%	$50,800 +3.7%	$54,100 +3.7%
Low income (80%)	$45,850 +3.6%	$52,400 +3.6%	$58,950 +3.6%	$65,500 +3.6%	$70,750 +3.6%	$76,000 +3.6%	$81,250 +3.6%	$86,500 +3.7%

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.