Henderson 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).

$1,8662-bedroom FMR, FY2027

$1,7141-bedroom FMR, FY2027

$81,90080% income limit, family of 4 (FY2026)

$103,200Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Henderson County is $1,866 a month, up 1.7% from $1,835 in FY2026. Henderson County belongs to the Asheville, 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 Henderson County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,482	$1,436	+3.2%	$1,334 – $1,630
1 bedroom	$1,714	$1,674	+2.4%	$1,543 – $1,885
2 bedrooms	$1,866	$1,835	+1.7%	$1,680 – $2,052
3 bedrooms	$2,223	$2,231	−0.4%	$2,001 – $2,445
4 bedrooms	$3,109	$3,078	+1.0%	$2,799 – $3,419

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 Henderson County that is typically $1,680 to $2,052 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?

$46,217median income of renter households

$1,187Median gross rent, all units

31%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 $46,217 can afford about $1,155 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,866 is $711 (61.5%) more than that. To rent a two-bedroom at the FMR, a household needs $74,640 a year under the 30% rule, or $67,176 under the common landlord rule that income must be three times the rent.

Henderson County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,187 ±$55
Median income of renter households	$46,217 ±$4,837
Renters paying 30% or more of income (cost-burdened)	47.7% ±5.0
Renters paying 50% or more (severely cost-burdened)	22.6% ±3.9
Renter households (where the share can be computed)	11,507

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$853	$1,187	+39.2%
Median renter household income	$35,267	$46,217	+31.0%
Renters paying 30%+ of income	46.3%	47.7%	+1.4 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 $1,660 to $2,540 depending on the ZIP code.

All 54 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
28655	$1,300	$1,510	$1,660	$2,010	$2,780
28701	$1,300	$1,510	$1,660	$2,010	$2,780
28704	$1,640	$1,900	$2,070	$2,470	$3,450
28709	$1,720	$1,990	$2,170	$2,590	$3,620
28710	$1,350	$1,510	$1,680	$2,060	$2,780
28711	$1,430	$1,660	$1,810	$2,150	$3,000
28714	$1,300	$1,510	$1,660	$2,010	$2,780
28715	$1,450	$1,670	$1,820	$2,170	$3,030
28716	$1,300	$1,510	$1,660	$2,010	$2,780
28721	$1,300	$1,510	$1,660	$2,010	$2,780
28724	$1,350	$1,560	$1,700	$2,030	$2,830
28726	$1,300	$1,510	$1,660	$2,010	$2,780
28727	$1,350	$1,560	$1,700	$2,030	$2,830
28728	$1,550	$1,790	$1,950	$2,320	$3,250
28729	$2,020	$2,330	$2,540	$3,030	$4,230
28730	$1,350	$1,560	$1,700	$2,030	$2,830
28731	$1,300	$1,510	$1,660	$2,010	$2,780
28732	$1,480	$1,720	$1,870	$2,230	$3,120
28735	$1,340	$1,550	$1,690	$2,020	$2,820
28739	$1,300	$1,510	$1,660	$2,010	$2,780
28742	$1,590	$1,810	$2,000	$2,400	$3,300
28743	$1,300	$1,510	$1,660	$2,010	$2,780
28746	$1,300	$1,510	$1,660	$2,010	$2,780
28748	$1,330	$1,530	$1,670	$2,010	$2,780
28753	$1,300	$1,510	$1,660	$2,010	$2,780
28754	$1,300	$1,510	$1,660	$2,010	$2,780
28756	$1,300	$1,510	$1,660	$2,010	$2,780
28757	$1,300	$1,510	$1,660	$2,010	$2,780
28758	$1,350	$1,560	$1,700	$2,030	$2,830
28759	$1,800	$2,090	$2,270	$2,700	$3,780
28760	$1,350	$1,560	$1,700	$2,030	$2,830
28762	$1,300	$1,510	$1,660	$2,010	$2,780
28766	$1,300	$1,510	$1,660	$2,020	$2,780
28768	$1,300	$1,510	$1,660	$2,010	$2,780
28770	$1,400	$1,620	$1,770	$2,110	$2,920
28773	$1,300	$1,510	$1,660	$2,010	$2,780
28776	$1,550	$1,790	$1,950	$2,320	$3,250
28778	$1,300	$1,510	$1,660	$2,010	$2,780
28784	$1,350	$1,560	$1,700	$2,030	$2,830
28787	$1,450	$1,670	$1,820	$2,170	$3,030
28790	$1,420	$1,650	$1,810	$2,200	$3,040
28791	$1,350	$1,560	$1,700	$2,030	$2,830
28792	$1,340	$1,550	$1,690	$2,010	$2,820
28793	$1,350	$1,560	$1,700	$2,030	$2,830
28801	$1,560	$1,800	$1,960	$2,340	$3,270
28802	$1,550	$1,790	$1,950	$2,320	$3,250
28803	$1,740	$2,010	$2,190	$2,660	$3,680
28804	$1,700	$1,970	$2,140	$2,550	$3,570
28805	$1,500	$1,740	$1,890	$2,250	$3,150
28806	$1,470	$1,700	$1,850	$2,200	$3,080
28813	$1,550	$1,790	$1,950	$2,320	$3,250
28814	$1,550	$1,790	$1,950	$2,320	$3,250
28815	$1,550	$1,790	$1,950	$2,320	$3,250
28816	$1,550	$1,790	$1,950	$2,320	$3,250

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

HUD income limits for Henderson County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $103,200 (FY2025: $93,100, +10.8%). 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%)	$21,500 +9.7%	$24,600 +9.8%	$27,650 +3.8%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$35,850 +10.0%	$40,950 +9.9%	$46,050 +9.9%	$51,200 +10.0%	$55,300 +9.9%	$59,400 +10.0%	$63,500 +10.0%	$67,550 +9.9%
Low income (80%)	$57,350 +10.0%	$65,550 +10.0%	$73,750 +10.0%	$81,900 +9.9%	$88,500 +9.9%	$95,050 +9.9%	$101,600 +10.0%	$108,150 +10.0%

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.