Davidson 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).

$1,0872-bedroom FMR, FY2027

$9991-bedroom FMR, FY2027

$68,80080% income limit, family of 4 (FY2026)

$86,000Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Davidson County is $1,087 a month, up 13.2% from $960 in FY2026. Davidson County belongs to the Davidson County, 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 Davidson County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$959	$816	+17.5%	$864 – $1,054
1 bedroom	$999	$876	+14.0%	$900 – $1,098
2 bedrooms	$1,087	$960	+13.2%	$979 – $1,195
3 bedrooms	$1,505	$1,316	+14.4%	$1,355 – $1,655
4 bedrooms	$1,817	$1,591	+14.2%	$1,636 – $1,998

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 Davidson County that is typically $979 to $1,195 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?

$41,958median income of renter households

$901Median gross rent, all units

26%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 $41,958 can afford about $1,049 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,087 is $38 (3.6%) more than that. To rent a two-bedroom at the FMR, a household needs $43,480 a year under the 30% rule, or $39,132 under the common landlord rule that income must be three times the rent.

Davidson County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$901 ±$33
Median income of renter households	$41,958 ±$2,408
Renters paying 30% or more of income (cost-burdened)	42.1% ±4.2
Renters paying 50% or more (severely cost-burdened)	20.3% ±3.2
Renter households (where the share can be computed)	16,374

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$720	$901	+25.1%
Median renter household income	$30,551	$41,958	+37.3%
Renters paying 30%+ of income	46.0%	42.1%	−3.9 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 $1,010 to $1,450 depending on the ZIP code.

All 17 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
27012	$1,200	$1,330	$1,450	$1,930	$2,350
27107	$960	$1,060	$1,160	$1,550	$1,880
27127	$1,150	$1,280	$1,400	$1,850	$2,250
27239	$890	$930	$1,010	$1,380	$1,660
27262	$1,080	$1,130	$1,230	$1,600	$1,880
27265	$1,200	$1,260	$1,380	$1,790	$2,090
27284	$1,180	$1,330	$1,450	$1,910	$2,320
27292	$920	$960	$1,040	$1,440	$1,740
27293	$960	$1,000	$1,090	$1,510	$1,820
27294	$960	$1,000	$1,090	$1,510	$1,820
27295	$960	$1,000	$1,090	$1,510	$1,820
27299	$1,020	$1,070	$1,160	$1,610	$1,940
27351	$920	$960	$1,040	$1,440	$1,740
27360	$940	$980	$1,070	$1,470	$1,770
27373	$960	$1,000	$1,090	$1,510	$1,820
27374	$960	$1,000	$1,090	$1,510	$1,820
28127	$790	$790	$1,020	$1,380	$1,520

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

HUD income limits for Davidson County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $86,000 (FY2025: $80,300, +7.1%). 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%)	$18,100 +7.1%	$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 +5.1%
Very low income (50%)	$30,100 +6.9%	$34,400 +7.0%	$38,700 +7.1%	$43,000 +7.1%	$46,450 +7.0%	$49,900 +7.1%	$53,350 +7.1%	$56,800 +7.2%
Low income (80%)	$48,200 +7.1%	$55,050 +7.1%	$61,950 +7.1%	$68,800 +7.1%	$74,350 +7.1%	$79,850 +7.1%	$85,350 +7.1%	$90,850 +7.1%

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.