Edgecombe 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).

$1,1672-bedroom FMR, FY2027

$9721-bedroom FMR, FY2027

$64,15080% income limit, family of 4 (FY2026)

$80,200Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Edgecombe County is $1,167 a month, up 2.1% from $1,143 in FY2026. Edgecombe County belongs to the Rocky Mount, NC MSA 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 Edgecombe County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$967	$913	+5.9%	$871 – $1,063
1 bedroom	$972	$918	+5.9%	$875 – $1,069
2 bedrooms	$1,167	$1,143	+2.1%	$1,051 – $1,283
3 bedrooms	$1,567	$1,550	+1.1%	$1,411 – $1,723
4 bedrooms	$1,787	$1,812	−1.4%	$1,609 – $1,965

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 Edgecombe County that is typically $1,051 to $1,283 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?

$32,185median income of renter households

$858Median gross rent, all units

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

48%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $32,185 can afford about $805 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,167 is $362 (45.0%) more than that. To rent a two-bedroom at the FMR, a household needs $46,680 a year under the 30% rule, or $42,012 under the common landlord rule that income must be three times the rent.

Edgecombe County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$858 ±$30
Median income of renter households	$32,185 ±$3,654
Renters paying 30% or more of income (cost-burdened)	48.4% ±6.1
Renters paying 50% or more (severely cost-burdened)	26.8% ±4.5
Renter households (where the share can be computed)	6,655

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$695	$858	+23.5%
Median renter household income	$25,308	$32,185	+27.2%
Renters paying 30%+ of income	47.1%	48.4%	+1.3 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 $1,030 to $1,380 depending on the ZIP code.

All 28 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
27557	$1,060	$1,080	$1,220	$1,500	$1,980
27597	$1,060	$1,080	$1,220	$1,500	$1,980
27801	$940	$940	$1,130	$1,520	$1,730
27802	$900	$910	$1,090	$1,460	$1,670
27803	$980	$990	$1,190	$1,590	$1,820
27804	$1,040	$1,050	$1,260	$1,690	$1,930
27807	$940	$940	$1,130	$1,520	$1,740
27809	$840	$840	$1,030	$1,400	$1,640
27812	$860	$870	$1,050	$1,400	$1,700
27815	$900	$910	$1,090	$1,460	$1,670
27816	$1,060	$1,080	$1,220	$1,500	$1,980
27819	$1,140	$1,150	$1,380	$1,850	$2,110
27822	$830	$830	$1,030	$1,400	$1,640
27829	$830	$840	$1,030	$1,400	$1,660
27834	$950	$960	$1,160	$1,510	$1,900
27843	$830	$830	$1,030	$1,400	$1,640
27844	$1,060	$1,080	$1,220	$1,500	$1,980
27852	$910	$920	$1,100	$1,470	$1,690
27856	$950	$960	$1,150	$1,540	$1,760
27864	$940	$940	$1,130	$1,520	$1,730
27868	$990	$1,000	$1,200	$1,610	$1,840
27878	$930	$940	$1,140	$1,510	$1,750
27880	$860	$870	$1,090	$1,400	$1,690
27881	$840	$850	$1,040	$1,400	$1,640
27882	$1,060	$1,080	$1,220	$1,500	$1,980
27886	$860	$870	$1,040	$1,400	$1,660
27891	$1,100	$1,110	$1,330	$1,790	$2,050
27896	$960	$970	$1,210	$1,540	$1,880

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

HUD income limits for Edgecombe County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $80,200 (FY2025: $79,100, +1.4%). 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%)	$16,850 +1.2%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$49,750 +2.3%	$52,950 +1.3%
Very low income (50%)	$28,100 +1.4%	$32,100 +1.4%	$36,100 +1.4%	$40,100 +1.4%	$43,350 +1.4%	$46,550 +1.4%	$49,750 +1.4%	$52,950 +1.3%
Low income (80%)	$44,950 +1.4%	$51,350 +1.4%	$57,750 +1.3%	$64,150 +1.3%	$69,300 +1.3%	$74,450 +1.4%	$79,550 +1.3%	$84,700 +1.3%

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.