FY2026 Fair Market Rents — Hickory-Lenoir-Morganton, NC MSA
The HUD-published Fair Market Rents for FY2026 in this area are:
Studio
$858
1BR
$908
2BR
$1,095
3BR
$1,372
4BR
$1,660
Hours/week at min wage
117 hrs
to afford the 2BR FMR @ $7.25/hr (federal)
National rank
#467
of 661 U.S. metros (top 71% most expensive)
YoY change (2BR)
+4.7%
+$49 vs FY2025 · 5-yr +58%
Voucher payment standard
$986–$1,205
PHAs set HCV payment at 90–110% of the 2BR FMR
Hickory-Lenoir-Morganton, NC MSA
Metropolitan area · NC · View full history · Income limits · LIHTC rents
FY2026 Fair Market Rents
| Bedroom Size | Monthly FMR | Annual Equivalent |
|---|---|---|
| Efficiency (Studio) | $858 | $10,296 |
| 1-Bedroom | $908 | $10,896 |
| 2-Bedroom | $1,095 | $13,140 |
| 3-Bedroom | $1,372 | $16,464 |
| 4-Bedroom | $1,660 | $19,920 |
Recent 2-Bedroom FMR Trend
FY2020 $712 → FY2026 $1,095
| Fiscal Year | Studio | 1BR | 2BR | 3BR | 4BR |
|---|---|---|---|---|---|
| FY2026 | $858 | $908 | $1,095 | $1,372 | $1,660 |
| FY2025 | $818 | $851 | $1,046 | $1,334 | $1,567 |
| FY2024 | $806 | $834 | $1,014 | $1,314 | $1,506 |
| FY2023 | $646 | $650 | $791 | $1,033 | $1,179 |
| FY2022 | $589 | $592 | $724 | $943 | $1,085 |
| FY2021 | $557 | $560 | $693 | $899 | $1,029 |
| FY2020 | $569 | $573 | $712 | $918 | $1,035 |
View full FMR history back to FY2000 →
FY2026 Income Limits
Area Median Income (AMI): $85,200
| AMI Level | 1p | 2p | 3p | 4p | 5p | 6p |
|---|---|---|---|---|---|---|
| 30% AMI (Extremely Low) | $17,900 | $21,640 | $27,320 | $33,000 | $38,680 | $44,360 |
| 50% AMI (Very Low) | $29,850 | $34,100 | $38,350 | $42,600 | $46,050 | $49,450 |
| 80% AMI (Low) | $47,750 | $54,550 | $61,350 | $68,150 | $73,650 | $79,100 |
Full income limits table (all 8 household sizes) →
Affordability Snapshot
2BR Annual FMR
$13,140/yr
FMR as % of Area Median Income
15.4% of AMI
Under 30% — affordable at median income
Income Needed (30% rule, 2BR)
$43,800/yr
$3,650/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 | $745 | $852 | $958 | $1,150 | $1,235 |
| 60% AMI Maximum | $894 | $1,022 | $1,150 | $1,380 | $1,482 |
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 | $858 | $908 | $1,095 | $1,372 | $1,384 |
| Low HOME Rent | $746 | $852 | $958 | $1,065 | $1,151 |
Compare Hickory-Lenoir-Morganton, NC MSA 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