Pender 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).

$1,1992-bedroom FMR, FY2027

$1,1011-bedroom FMR, FY2027

$87,65080% income limit, family of 4 (FY2026)

$110,600Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Pender County is $1,199 a month, up 2.8% from $1,166 in FY2026. Pender County belongs to the Pender 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 Pender County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$915	$1,016	−9.9%	$824 – $1,006
1 bedroom	$1,101	$1,064	+3.5%	$991 – $1,211
2 bedrooms	$1,199	$1,166	+2.8%	$1,080 – $1,318
3 bedrooms	$1,660	$1,622	+2.3%	$1,494 – $1,826
4 bedrooms	$2,004	$1,956	+2.5%	$1,804 – $2,204

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 Pender County that is typically $1,080 to $1,318 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?

$48,925median income of renter households

$1,106Median gross rent, all units

27%Rent-to-income ratio (median rent ÷ median renter income)

50%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $48,925 can afford about $1,223 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,199 is $24 (2.0%) less than that. To rent a two-bedroom at the FMR, a household needs $47,960 a year under the 30% rule, or $43,164 under the common landlord rule that income must be three times the rent.

Pender County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,106 ±$105
Median income of renter households	$48,925 ±$9,923
Renters paying 30% or more of income (cost-burdened)	50.2% ±7.7
Renters paying 50% or more (severely cost-burdened)	25.8% ±6.1
Renter households (where the share can be computed)	3,926

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$919	$1,106	+20.3%
Median renter household income	$31,867	$48,925	+53.5%
Renters paying 30%+ of income	49.4%	50.2%	+0.8 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 $1,050 to $2,100 depending on the ZIP code.

All 13 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
28411	$1,470	$1,930	$2,100	$2,770	$2,800
28421	$920	$960	$1,050	$1,460	$1,770
28425	$920	$980	$1,070	$1,480	$1,790
28435	$920	$1,020	$1,140	$1,520	$1,770
28443	$1,230	$1,490	$1,620	$2,240	$2,710
28445	$1,110	$1,180	$1,400	$1,950	$2,350
28447	$920	$960	$1,050	$1,460	$1,770
28448	$920	$960	$1,050	$1,460	$1,770
28454	$1,450	$1,550	$1,840	$2,550	$3,080
28457	$920	$960	$1,050	$1,460	$1,770
28466	$920	$960	$1,050	$1,460	$1,770
28478	$920	$960	$1,050	$1,460	$1,770

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

HUD income limits for Pender County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $110,600 (FY2025: $101,400, +9.1%). 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%)	$23,050 +10.0%	$26,350 +10.0%	$29,650 +10.0%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$38,300 +9.9%	$43,800 +9.9%	$49,300 +9.9%	$54,800 +9.9%	$59,200 +9.9%	$63,550 +9.9%	$68,000 +9.9%	$72,350 +10.0%
Low income (80%)	$61,350 +9.9%	$70,150 +10.0%	$78,900 +10.0%	$87,650 +10.0%	$94,700 +10.0%	$101,700 +9.9%	$108,700 +10.0%	$115,700 +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.