Gates 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).

$1,6652-bedroom FMR, FY2027

$1,4891-bedroom FMR, FY2027

$70,90080% income limit, family of 4 (FY2026)

$83,900Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Gates County is $1,665 a month, down 2.6% from $1,709 in FY2026. Gates County belongs to the Gates 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 Gates County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,468	$1,489	−1.4%	$1,322 – $1,614
1 bedroom	$1,489	$1,513	−1.6%	$1,341 – $1,637
2 bedrooms	$1,665	$1,709	−2.6%	$1,499 – $1,831
3 bedrooms	$2,291	$2,364	−3.1%	$2,062 – $2,520
4 bedrooms	$2,708	$2,794	−3.1%	$2,438 – $2,978

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 Gates County that is typically $1,499 to $1,831 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?

$48,910median income of renter households

$1,143Median gross rent, all units

28%Rent-to-income ratio (median rent ÷ median renter income)

26%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $48,910 can afford about $1,223 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,665 is $442 (36.2%) more than that. To rent a two-bedroom at the FMR, a household needs $66,600 a year under the 30% rule, or $59,940 under the common landlord rule that income must be three times the rent.

Gates County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,143 ±$207
Median income of renter households	$48,910 ±$8,029
Renters paying 30% or more of income (cost-burdened)	25.7% ±10.2
Renters paying 50% or more (severely cost-burdened)	19.3% ±11.3
Renter households (where the share can be computed)	456

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$860	$1,143	+32.9%
Median renter household income	$38,173	$48,910	+28.1%
Renters paying 30%+ of income	41.7%	25.7%	−16.0 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 $1,540 to $1,900 depending on the ZIP code.

All 8 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
27919	$1,350	$1,370	$1,540	$2,130	$2,520
27926	$1,550	$1,570	$1,750	$2,420	$2,850
27935	$1,350	$1,370	$1,540	$2,130	$2,520
27937	$1,680	$1,700	$1,900	$2,610	$3,090
27938	$1,510	$1,530	$1,710	$2,350	$2,780
27946	$1,440	$1,460	$1,640	$2,240	$2,640
27969	$1,680	$1,700	$1,900	$2,610	$3,090
27979	$1,470	$1,490	$1,670	$2,300	$2,720

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

HUD income limits for Gates County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $83,900 (FY2025: $82,800, +1.3%). 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%)	$18,650 +10.0%	$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 +4.7%
Very low income (50%)	$31,000 +9.9%	$35,450 +9.9%	$39,900 +9.9%	$44,300 +9.9%	$47,850 +9.9%	$51,400 +9.9%	$54,950 +9.9%	$58,500 +10.0%
Low income (80%)	$49,650 +10.0%	$56,750 +10.0%	$63,850 +10.0%	$70,900 +9.9%	$76,600 +9.9%	$82,250 +9.9%	$87,950 +9.9%	$93,600 +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.