Forsyth 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).

$1,3322-bedroom FMR, FY2027

$1,2241-bedroom FMR, FY2027

$76,25080% income limit, family of 4 (FY2026)

$96,700Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Forsyth County is $1,332 a month, up 8.1% from $1,232 in FY2026. Forsyth County belongs to the Winston-Salem, 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 Forsyth County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,079	$995	+8.4%	$972 – $1,186
1 bedroom	$1,224	$1,082	+13.1%	$1,102 – $1,346
2 bedrooms	$1,332	$1,232	+8.1%	$1,199 – $1,465
3 bedrooms	$1,754	$1,607	+9.1%	$1,579 – $1,929
4 bedrooms	$2,135	$1,898	+12.5%	$1,922 – $2,348

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 Forsyth County that is typically $1,199 to $1,465 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?

$43,013median income of renter households

$1,098Median gross rent, all units

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

49%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $43,013 can afford about $1,075 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,332 is $257 (23.9%) more than that. To rent a two-bedroom at the FMR, a household needs $53,280 a year under the 30% rule, or $47,952 under the common landlord rule that income must be three times the rent.

Forsyth County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,098 ±$20
Median income of renter households	$43,013 ±$1,657
Renters paying 30% or more of income (cost-burdened)	49.1% ±2.6
Renters paying 50% or more (severely cost-burdened)	24.5% ±1.9
Renter households (where the share can be computed)	54,105

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$812	$1,098	+35.2%
Median renter household income	$31,579	$43,013	+36.2%
Renters paying 30%+ of income	48.7%	49.1%	+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.

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 $1,910 depending on the ZIP code.

All 62 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
27006	$1,040	$1,180	$1,280	$1,690	$2,050
27009	$1,310	$1,490	$1,620	$2,130	$2,600
27010	$1,120	$1,270	$1,380	$1,820	$2,210
27011	$820	$930	$1,010	$1,330	$1,620
27012	$1,200	$1,330	$1,450	$1,930	$2,350
27014	$1,000	$1,140	$1,240	$1,630	$1,990
27016	$960	$1,040	$1,180	$1,540	$1,820
27018	$820	$930	$1,010	$1,330	$1,620
27019	$820	$930	$1,010	$1,330	$1,620
27020	$830	$920	$1,010	$1,340	$1,610
27021	$950	$1,070	$1,170	$1,540	$1,880
27022	$830	$950	$1,030	$1,360	$1,650
27023	$1,140	$1,300	$1,410	$1,860	$2,260
27025	$730	$800	$1,010	$1,250	$1,570
27028	$880	$1,000	$1,090	$1,440	$1,750
27030	$770	$770	$1,010	$1,210	$1,370
27040	$1,500	$1,700	$1,850	$2,440	$2,970
27041	$830	$860	$1,080	$1,310	$1,520
27042	$780	$870	$1,010	$1,290	$1,600
27043	$850	$920	$1,080	$1,360	$1,610
27045	$1,110	$1,260	$1,370	$1,800	$2,200
27046	$820	$930	$1,010	$1,330	$1,620
27050	$920	$1,050	$1,140	$1,500	$1,830
27051	$1,220	$1,390	$1,510	$1,990	$2,420
27052	$820	$930	$1,010	$1,330	$1,620
27053	$820	$920	$1,010	$1,320	$1,600
27055	$840	$960	$1,040	$1,370	$1,670
27094	$1,120	$1,270	$1,380	$1,820	$2,210
27099	$1,120	$1,270	$1,380	$1,820	$2,210
27101	$1,110	$1,260	$1,370	$1,800	$2,200
27102	$1,120	$1,270	$1,380	$1,820	$2,210
27103	$1,260	$1,420	$1,550	$2,040	$2,480
27104	$1,290	$1,460	$1,590	$2,090	$2,550
27105	$990	$1,120	$1,220	$1,610	$1,960
27106	$1,220	$1,380	$1,500	$1,980	$2,400
27107	$960	$1,060	$1,160	$1,550	$1,880
27108	$1,120	$1,270	$1,380	$1,820	$2,210
27109	$1,220	$1,380	$1,500	$1,980	$2,400
27110	$1,030	$1,160	$1,260	$1,670	$2,030
27111	$1,120	$1,270	$1,380	$1,820	$2,210
27113	$1,120	$1,270	$1,380	$1,820	$2,210
27114	$1,120	$1,270	$1,380	$1,820	$2,210
27115	$1,120	$1,270	$1,380	$1,820	$2,210
27116	$1,120	$1,270	$1,380	$1,820	$2,210
27117	$1,120	$1,270	$1,380	$1,820	$2,210
27120	$1,120	$1,270	$1,380	$1,820	$2,210
27127	$1,150	$1,280	$1,400	$1,850	$2,250
27130	$1,120	$1,270	$1,380	$1,820	$2,210
27150	$1,120	$1,270	$1,380	$1,820	$2,210
27152	$1,120	$1,270	$1,380	$1,820	$2,210
27155	$1,120	$1,270	$1,380	$1,820	$2,210
27157	$1,120	$1,270	$1,380	$1,820	$2,210
27199	$1,120	$1,270	$1,380	$1,820	$2,210
27235	$1,680	$1,750	$1,910	$2,470	$2,900
27265	$1,200	$1,260	$1,380	$1,790	$2,090
27284	$1,180	$1,330	$1,450	$1,910	$2,320
27285	$1,120	$1,270	$1,380	$1,820	$2,210
27357	$790	$850	$1,010	$1,270	$1,550
28625	$1,020	$1,070	$1,160	$1,540	$1,940
28634	$930	$970	$1,060	$1,400	$1,760
28642	$820	$930	$1,010	$1,330	$1,620
28689	$920	$960	$1,080	$1,420	$1,720

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

HUD income limits for Forsyth County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $96,700 (FY2025: $86,700, +11.5%). 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%)	$20,050 +10.2%	$22,900 +8.3%	$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%)	$33,350 +9.9%	$38,150 +9.9%	$42,900 +9.9%	$47,650 +9.9%	$51,500 +9.9%	$55,300 +9.9%	$59,100 +9.9%	$62,900 +9.9%
Low income (80%)	$53,400 +10.0%	$61,000 +9.9%	$68,650 +9.9%	$76,250 +9.9%	$82,350 +9.9%	$88,450 +9.9%	$94,550 +9.9%	$100,650 +9.9%

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.