Orange 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).

$1,7452-bedroom FMR, FY2027

$1,5541-bedroom FMR, FY2027

$101,70080% income limit, family of 4 (FY2026)

$129,900Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Orange County is $1,745 a month, up 2.0% from $1,711 in FY2026. Orange County belongs to the Durham-Chapel Hill, 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 Orange County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,498	$1,417	+5.7%	$1,349 – $1,647
1 bedroom	$1,554	$1,507	+3.1%	$1,399 – $1,709
2 bedrooms	$1,745	$1,711	+2.0%	$1,571 – $1,919
3 bedrooms	$2,161	$2,117	+2.1%	$1,945 – $2,377
4 bedrooms	$2,486	$2,527	−1.6%	$2,238 – $2,734

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 Orange County that is typically $1,571 to $1,919 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?

$49,216median income of renter households

$1,496Median gross rent, all units

36%Rent-to-income ratio (median rent ÷ median renter income)

58%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $49,216 can afford about $1,230 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,745 is $515 (41.8%) more than that. To rent a two-bedroom at the FMR, a household needs $69,800 a year under the 30% rule, or $62,820 under the common landlord rule that income must be three times the rent.

Orange County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,496 ±$41
Median income of renter households	$49,216 ±$3,201
Renters paying 30% or more of income (cost-burdened)	58.1% ±3.4
Renters paying 50% or more (severely cost-burdened)	32.8% ±2.7
Renter households (where the share can be computed)	19,420

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$1,093	$1,496	+36.9%
Median renter household income	$40,784	$49,216	+20.7%
Renters paying 30%+ of income	51.3%	58.1%	+6.8 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 $1,200 to $2,140 depending on the ZIP code.

All 51 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
27207	$1,280	$1,360	$1,540	$1,910	$2,280
27208	$1,020	$1,050	$1,200	$1,510	$1,840
27213	$1,280	$1,360	$1,540	$1,910	$2,280
27231	$1,280	$1,360	$1,540	$1,910	$2,280
27243	$1,280	$1,360	$1,540	$1,910	$2,280
27252	$1,280	$1,360	$1,540	$1,910	$2,280
27256	$1,280	$1,360	$1,540	$1,910	$2,280
27278	$1,390	$1,440	$1,620	$2,010	$2,310
27298	$1,020	$1,050	$1,200	$1,510	$1,840
27302	$1,280	$1,360	$1,540	$1,910	$2,280
27312	$1,280	$1,360	$1,540	$1,910	$2,280
27314	$1,280	$1,360	$1,540	$1,910	$2,280
27325	$1,020	$1,050	$1,200	$1,510	$1,840
27330	$1,280	$1,360	$1,540	$1,910	$2,280
27344	$1,120	$1,170	$1,310	$1,620	$1,870
27349	$1,280	$1,360	$1,540	$1,910	$2,280
27355	$1,020	$1,050	$1,200	$1,510	$1,840
27502	$1,820	$1,890	$2,060	$2,570	$3,440
27503	$1,290	$1,360	$1,540	$1,910	$2,280
27510	$1,560	$1,620	$1,820	$2,250	$2,590
27514	$1,700	$1,760	$1,980	$2,450	$2,820
27515	$1,510	$1,570	$1,760	$2,180	$2,510
27516	$1,500	$1,560	$1,750	$2,170	$2,490
27517	$1,620	$1,680	$1,890	$2,340	$2,690
27519	$1,880	$1,960	$2,140	$2,660	$3,550
27523	$1,820	$1,900	$2,080	$2,580	$3,390
27540	$1,820	$1,890	$2,060	$2,570	$3,450
27541	$1,280	$1,360	$1,540	$1,910	$2,280
27559	$1,280	$1,360	$1,540	$1,910	$2,280
27560	$1,860	$1,940	$2,120	$2,640	$3,460
27562	$1,730	$1,800	$1,970	$2,450	$3,250
27572	$1,280	$1,360	$1,540	$1,910	$2,280
27583	$1,280	$1,360	$1,540	$1,910	$2,280
27599	$1,510	$1,570	$1,760	$2,180	$2,510
27613	$1,490	$1,550	$1,690	$2,110	$2,820
27617	$1,680	$1,750	$1,910	$2,370	$3,170
27701	$1,360	$1,420	$1,590	$1,970	$2,280
27702	$1,520	$1,580	$1,770	$2,190	$2,520
27703	$1,570	$1,630	$1,830	$2,270	$2,610
27704	$1,420	$1,480	$1,660	$2,060	$2,370
27705	$1,500	$1,560	$1,750	$2,170	$2,490
27706	$1,520	$1,580	$1,770	$2,190	$2,520
27707	$1,490	$1,550	$1,740	$2,150	$2,480
27708	$1,500	$1,560	$1,750	$2,170	$2,490
27709	$1,520	$1,580	$1,770	$2,190	$2,520
27710	$1,520	$1,580	$1,770	$2,190	$2,520
27712	$1,720	$1,790	$2,010	$2,490	$2,860
27713	$1,650	$1,710	$1,920	$2,380	$2,740
27715	$1,520	$1,580	$1,770	$2,190	$2,520
27717	$1,520	$1,580	$1,770	$2,190	$2,520
27722	$1,520	$1,580	$1,770	$2,190	$2,520

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

HUD income limits for Orange County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $129,900 (FY2025: $126,200, +2.9%). 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%)	$26,750 +10.1%	$30,550 +9.9%	$34,350 +9.9%	$38,150 +9.9%	$41,250 +9.6%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$44,500 +9.9%	$50,850 +9.9%	$57,200 +9.9%	$63,550 +9.9%	$68,650 +9.9%	$73,750 +10.0%	$78,850 +10.0%	$83,900 +10.0%
Low income (80%)	$71,200 +10.0%	$81,400 +10.0%	$91,550 +10.0%	$101,700 +9.9%	$109,850 +10.0%	$118,000 +10.0%	$126,150 +10.0%	$134,250 +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.