HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Forsyth County, North Carolina (FY 2027)
$1,332 a month. That's HUD's FY 2027 Fair Market Rent for a two-bedroom in Forsyth County, and it's the baseline every voucher in Forsyth is measured against.
Two-bedroom FMR
$1,332
+8.1% from FY 2026
Payment standard
$1,199–$1,465
90% to 110% of the FMR, two-bedroom
Income to afford
$53,280
a year, with rent at 30% of income
Rank in North Carolina
25th of 100
by two-bedroom FMR, highest first
FY 2027 Fair Market Rents
Payment standard is the 90% to 110% band a housing authority can set. Income needed puts rent at 30% of gross income, and the hourly wage assumes a 40-hour week.
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2026 |
|---|---|---|---|---|---|
| Studio | $1,079 | $971–$1,187 | $43,160 | $20.75/hr | +8.4% |
| 1 bedroom | $1,224 | $1,102–$1,346 | $48,960 | $23.54/hr | +13.1% |
| 2 bedroom | $1,332 | $1,199–$1,465 | $53,280 | $25.62/hr | +8.1% |
| 3 bedroom | $1,754 | $1,579–$1,929 | $70,160 | $33.73/hr | +9.1% |
| 4 bedroom | $2,135 | $1,922–$2,349 | $85,400 | $41.06/hr | +12.5% |
Five to eight bedrooms (PropMetrics estimates)
HUD stops at four bedrooms. These add 15% of the four-bedroom rent per extra bedroom. It's our estimate, not a HUD number.
| Bedrooms | Estimated FMR | Payment standard |
|---|---|---|
| 5 bedroom Estimate | $2,455 | $2,210–$2,701 |
| 6 bedroom Estimate | $2,776 | $2,498–$3,054 |
| 7 bedroom Estimate | $3,096 | $2,786–$3,406 |
| 8 bedroom Estimate | $3,416 | $3,074–$3,758 |
Source: HUD Office of Policy Development and Research, FY 2027 Fair Market Rents. Rents include utilities. huduser.gov
Market check
HUD's number is one input. What does a two-bedroom in Forsyth actually rent for?
Search any address in Forsyth for a rent estimate built from nearby comps, with the HUD figure right next to it.
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What a voucher pays here
The voucher doesn't pay the FMR itself. It pays the payment standard. Housing authorities set it anywhere from 90% to 110% of FMR, which puts a two-bedroom standard in Forsyth somewhere between $1,199 and $1,465. The tenant pays roughly 30% of their income, the voucher covers the rest up to the standard, and the PHA won't approve a rent above what comparable unassisted units get.
$1,332 a month is affordable, by HUD's 30% rule, on an income of roughly $53,280 a year. Put another way, $26 an hour full time.
Worked example for a two-bedroom renting at the payment standard. The tenant pays 30% of monthly income and the voucher covers the rest.
| Monthly household income | Tenant pays (30%) | Voucher pays at 90%$1,199 | Voucher pays at 100%$1,332 | Voucher pays at 110%$1,465 |
|---|---|---|---|---|
| $2,500 | $750 | $449 | $582 | $715 |
| $4,000 | $1,200 | $0 | $132 | $265 |
Rate history
The two-bedroom rate went up 8% from FY 2026 ($1,232) to FY 2027 ($1,332). Since FY 2020 it's up 75% in total, about 8.3% a year. The North Carolina median moved up 5% over the same year.
| Fiscal year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $580 | $617 | $763 | $1,028 | $1,256 | — |
| FY 2021 | $624 | $670 | $825 | $1,111 | $1,322 | +8.1% |
| FY 2022 | $623 | $664 | $808 | $1,075 | $1,249 | -2.1% |
| FY 2023 | $774 | $805 | $969 | $1,280 | $1,486 | +19.9% |
| FY 2024 | $897 | $936 | $1,110 | $1,452 | $1,671 | +14.6% |
| FY 2025 | $945 | $992 | $1,163 | $1,526 | $1,794 | +4.8% |
| FY 2026 | $995 | $1,082 | $1,232 | $1,607 | $1,898 | +5.9% |
| FY 2027In effect | $1,079 | $1,224 | $1,332 | $1,754 | $2,135 | +8.1% |
About this rate
Fair Market Rent is HUD's estimate of what a modest, decent unit rents for in an area, utilities included. It's set once a year and runs October to September. For FY 2027 that's October 1, 2026 through September 30, 2027. In Forsyth, that runs from $1,079 for a studio up to $2,135 for four bedrooms, all five rates in the table above.
This is a metro rate. The county doesn't get one of its own. HUD lumps Forsyth in with 3 other counties in the Winston-Salem metro, Stokes County, Davie County, Yadkin County among them, and every one of them gets $1,332 for a two-bedroom. Where you are inside the metro doesn't change the county number. It does change the ZIP number, covered below.
Among North Carolina's 100 counties, Forsyth ranks 25th for two-bedroom FMR. That's about 16% above the state median of $1,145 and about 25% above the national median county at $1,063. About 389,977 people live here, 4th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,140 in 27050 (Tobaccoville) and $1,850 in 27040 (Pfafftown), with the 36 ZIP codes in between. Housing authorities in HUD-designated metros use those ZIP rates instead of the county rate. Everywhere else the ZIP numbers show where rents actually sit, and the county rate stays the official standard.
| ZIP | City | 2BR rate | vs county |
|---|---|---|---|
| 27009 | Belews Creek | $1,620 | +21.6% |
| 27010 | Bethania | $1,380 | +3.6% |
| 27012 | Clemmons | $1,450 | +8.9% |
| 27023 | Lewisville | $1,410 | +5.9% |
| 27040 | Pfafftown | $1,850 | +38.9% |
| 27045 | Rural Hall | $1,370 | +2.9% |
| 27050 | Tobaccoville | $1,140 | -14.4% |
| 27051 | Walkertown | $1,510 | +13.4% |
| 27094 | Rural Hall | $1,380 | +3.6% |
| 27098 | Rural Hall | $1,332County rate | — |
| 27099 | Rural Hall | $1,380 | +3.6% |
| 27101 | Winston-Salem | $1,370 | +2.9% |
| 27102 | Winston-Salem | $1,380 | +3.6% |
| 27103 | Winston-Salem | $1,550 | +16.4% |
| 27104 | Winston-Salem | $1,590 | +19.4% |
| 27105 | Winston-Salem | $1,220 | -8.4% |
| 27106 | Winston-Salem | $1,500 | +12.6% |
| 27107 | Winston-Salem | $1,160 | -12.9% |
| 27108 | Winston-Salem | $1,380 | +3.6% |
| 27109 | Winston-Salem | $1,500 | +12.6% |
| 27110 | Winston-Salem | $1,260 | -5.4% |
| 27111 | Winston-Salem | $1,380 | +3.6% |
| 27113 | Winston-Salem | $1,380 | +3.6% |
| 27114 | Winston-Salem | $1,380 | +3.6% |
| 27115 | Winston-Salem | $1,380 | +3.6% |
| 27116 | Winston-Salem | $1,380 | +3.6% |
| 27117 | Winston-Salem | $1,380 | +3.6% |
| 27120 | Winston-Salem | $1,380 | +3.6% |
| 27127 | Winston-Salem | $1,400 | +5.1% |
| 27130 | Winston-Salem | $1,380 | +3.6% |
| 27150 | Winston-Salem | $1,380 | +3.6% |
| 27152 | Winston-Salem | $1,380 | +3.6% |
| 27155 | Winston-Salem | $1,380 | +3.6% |
| 27157 | Winston-Salem | $1,380 | +3.6% |
| 27198 | Winston-Salem | $1,332County rate | — |
| 27199 | Winston-Salem | $1,380 | +3.6% |
| 27284 | Kernersville | $1,450 | +8.9% |
| 27285 | Kernersville | $1,380 | +3.6% |
Counties sharing the Winston-Salem metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,332 two-bedroom figure as Forsyth.
Nearby counties
Two-bedroom FMR, with how each compares to Forsyth.
Davidson County
19 mi · 172,954 people
$1,087
-18%
Stokes County
19 mi · 45,139 people
$1,332
same rate
Davie County
20 mi · 44,122 people
$1,332
same rate
Guilford County
24 mi · 547,940 people
$1,271
-5%
Yadkin County
25 mi · 37,574 people
$1,332
same rate
Surry County
31 mi · 71,425 people
$1,012
-24%
Rockingham County
33 mi · 92,131 people
$1,012
-24%
Rowan County
35 mi · 149,875 people
$1,262
-5%
Questions people ask
$1,332 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,079 for a studio, $1,224 for one bedroom, $1,754 for three and $2,135 for four.
Tools for this county
Fair Market Rent lookup
Any ZIP code's Small Area FMR by bedroom count
Section 8 rent calculator
Payment standard and tenant share for a specific rent
What is Fair Market Rent?
How HUD calculates FMR and what it means for landlords
Rent affordability calculator
The income a household needs for a given rent
What does a rental in Forsyth actually go for?
HUD's number is one input. Search any address in Forsyth for a rent estimate built from nearby comps. Free to start, no card.
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