New Hanover 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).

$1,7052-bedroom FMR, FY2027

$1,5661-bedroom FMR, FY2027

$87,35080% income limit, family of 4 (FY2026)

$109,200Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in New Hanover County is $1,705 a month, up 2.8% from $1,659 in FY2026. New Hanover County belongs to the Wilmington, 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 New Hanover County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,187	$1,144	+3.8%	$1,069 – $1,305
1 bedroom	$1,566	$1,513	+3.5%	$1,410 – $1,722
2 bedrooms	$1,705	$1,659	+2.8%	$1,535 – $1,875
3 bedrooms	$2,238	$2,178	+2.8%	$2,015 – $2,461
4 bedrooms	$2,241	$2,319	−3.4%	$2,017 – $2,465

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 New Hanover County that is typically $1,535 to $1,875 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?

$49,019median income of renter households

$1,417Median gross rent, all units

35%Rent-to-income ratio (median rent ÷ median renter income)

55%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $49,019 can afford about $1,225 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,705 is $480 (39.1%) more than that. To rent a two-bedroom at the FMR, a household needs $68,200 a year under the 30% rule, or $61,380 under the common landlord rule that income must be three times the rent.

New Hanover County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,417 ±$32
Median income of renter households	$49,019 ±$2,829
Renters paying 30% or more of income (cost-burdened)	54.9% ±3.2
Renters paying 50% or more (severely cost-burdened)	30.0% ±2.6
Renter households (where the share can be computed)	38,372

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$1,031	$1,417	+37.4%
Median renter household income	$34,411	$49,019	+42.5%
Renters paying 30%+ of income	53.3%	54.9%	+1.6 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 $1,500 to $2,560 depending on the ZIP code.

All 15 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
28401	$1,040	$1,380	$1,500	$1,970	$2,090
28402	$1,190	$1,570	$1,710	$2,250	$2,250
28403	$1,180	$1,550	$1,690	$2,220	$2,220
28404	$1,190	$1,570	$1,710	$2,250	$2,250
28405	$1,210	$1,600	$1,740	$2,280	$2,290
28406	$1,190	$1,570	$1,710	$2,250	$2,250
28408	$1,190	$1,570	$1,710	$2,250	$2,250
28409	$1,350	$1,780	$1,940	$2,550	$2,550
28410	$1,190	$1,570	$1,710	$2,250	$2,250
28411	$1,470	$1,930	$2,100	$2,770	$2,800
28412	$1,240	$1,640	$1,780	$2,340	$2,340
28428	$1,280	$1,690	$1,840	$2,420	$2,420
28429	$1,030	$1,370	$1,500	$1,970	$2,090
28449	$1,220	$1,610	$1,750	$2,300	$2,300
28480	$1,780	$2,350	$2,560	$3,360	$3,360

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

HUD income limits for New Hanover County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $109,200 (FY2025: $110,900, −1.5%). 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%)	$22,950 +0.9%	$26,200 +0.8%	$29,500 +0.9%	$33,000 +1.5%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$38,250 +0.8%	$43,700 +0.8%	$49,150 +0.8%	$54,600 +0.8%	$59,000 +0.9%	$63,350 +0.8%	$67,750 +0.9%	$72,100 +0.8%
Low income (80%)	$61,150 +0.7%	$69,900 +0.8%	$78,650 +0.8%	$87,350 +0.8%	$94,350 +0.8%	$101,350 +0.8%	$108,350 +0.8%	$115,350 +0.8%

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.