What is the Fair Market Rent for a 2-bedroom in Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area?

The HUD Fair Market Rent for a 2-bedroom unit in Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area is $1,686 per month for fiscal year 2026. The studio FMR is $1,469, 1-bedroom is $1,538, 3-bedroom is $2,076, and 4-bedroom is $2,637.

What income do you need to afford the FMR in Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area?

Using the standard 30%-of-income affordability rule, a household would need to earn about $67,440 per year ($5,620 per month) to afford the FY2026 2-bedroom Fair Market Rent of $1,686 in Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area.

FY2026 Fair Market Rents — Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area

The HUD-published Fair Market Rents for FY2026 in this area are:

Studio

$1,469

1BR

$1,538

2BR

$1,686

3BR

$2,076

4BR

$2,637

Hours/week at min wage

179 hrs

to afford the 2BR FMR @ $7.25/hr (federal)

National rank

#141

of 661 U.S. metros (top 22% most expensive)

YoY change (2BR)

-7.6%

$138 vs FY2025 · 5-yr +46.5%

Voucher payment standard

$1,517–$1,855

PHAs set HCV payment at 90–110% of the 2BR FMR

Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area

Metropolitan area · NC · View full history · Income limits · LIHTC rents

FY2026 Fair Market Rents

Bedroom Size	Monthly FMR	Annual Equivalent
Efficiency (Studio)	$1,469	$17,628
1-Bedroom	$1,538	$18,456
2-Bedroom	$1,686	$20,232
3-Bedroom	$2,076	$24,912
4-Bedroom	$2,637	$31,644

Recent 2-Bedroom FMR Trend

FY2020 $1,063 → FY2026 $1,686

Fiscal Year	Studio	1BR	2BR	3BR	4BR
FY2026	$1,469	$1,538	$1,686	$2,076	$2,637
FY2025	$1,586	$1,647	$1,824	$2,250	$2,852
FY2024	$1,347	$1,384	$1,554	$1,936	$2,481
FY2023	$1,154	$1,180	$1,333	$1,691	$2,183
FY2022	$996	$1,014	$1,155	$1,497	$1,942
FY2021	$987	$1,010	$1,151	$1,518	$1,956
FY2020	$907	$934	$1,063	$1,423	$1,828

View full FMR history back to FY2000 →

FY2026 Income Limits

Area Median Income (AMI): $117,400

AMI Level	1p	2p	3p	4p	5p	6p
30% AMI (Extremely Low)	$24,650	$28,200	$31,700	$35,200	$38,680	$44,360
50% AMI (Very Low)	$41,100	$47,000	$52,850	$58,700	$63,400	$68,100
80% AMI (Low)	$65,750	$75,150	$84,550	$93,900	$101,450	$108,950

Full income limits table (all 8 household sizes) →

Affordability Snapshot

2BR Annual FMR

$20,232/yr

FMR as % of Area Median Income

17.2% of AMI

Under 30% — affordable at median income

Income Needed (30% rule, 2BR)

$67,440/yr

$5,620/mo gross income

FY2026 LIHTC Maximum Rents

Maximum gross rents for Low-Income Housing Tax Credit units, by income band. Full LIHTC details →

AMI Band	Studio	1BR	2BR	3BR	4BR
50% AMI Maximum	$1,027	$1,174	$1,320	$1,584	$1,702
60% AMI Maximum	$1,232	$1,408	$1,584	$1,901	$2,042

FY2026 HOME Program Rent Limits

Maximum rents for HOME Investment Partnerships–funded units. High HOME rents apply to most assisted units; Low HOME rents apply to the lowest-income set-aside units. Full HOME rent details →

Limit Type	Studio	1BR	2BR	3BR	4BR
High HOME Rent	$1,469	$1,538	$1,686	$1,907	$1,907
Low HOME Rent	$1,027	$1,175	$1,321	$1,467	$1,585

Compare Charlotte-Concord-Gastonia, NC-SC HUD Metro FMR Area With Other NC Metros

vs. Anson County, NC HUD Metro FMR Area vs. Asheville, NC HUD Metro FMR Area vs. Brunswick County, NC HUD Metro FMR Area vs. Brunswick County, NC HUD Metro FMR Area vs. Burlington, NC MSA

Counties in This FMR Area

Mecklenburg County Cabarrus County Gaston County Union County York County