HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Gates County, North Carolina (FY 2026)
$1,709 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Gates County, and it's the baseline every voucher in Gates is measured against.
2 bedroom FMR
$1,709
FY 2026, utilities included
Payment standard range
$1,538 to $1,880
90% to 110% of FMR
Income to afford 2BR
$68,360
per year, at 30% of income
Rank in North Carolina
8th of 100
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Gates moves to $1,665. That's down 3%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Gates actually rent for?
Search any address in Gates for a rent estimate built from nearby comps, with the HUD figure right next to it.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $1,489 | $1,340 to $1,638 | $59,560 | $28.63/hr | +39.3% |
| 1 bedroom | $1,513 | $1,362 to $1,664 | $60,520 | $29.10/hr | +40.2% |
| 2 bedroom | $1,709 | $1,538 to $1,880 | $68,360 | $32.87/hr | +38.9% |
| 3 bedroom | $2,364 | $2,128 to $2,600 | $94,560 | $45.46/hr | +43.0% |
| 4 bedroom | $2,794 | $2,515 to $3,073 | $111,760 | $53.73/hr | +37.1% |
5 to 8 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 | $3,213 | $2,892 to $3,534 |
| 6 bedroom Estimate | $3,632 | $3,269 to $3,995 |
| 7 bedroom Estimate | $4,051 | $3,646 to $4,456 |
| 8 bedroom Estimate | $4,470 | $4,023 to $4,917 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
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 2026 that's October 1, 2025 through September 30, 2026. In Gates, that runs from $1,489 for a studio up to $2,794 for four bedrooms, all five rates in the table above.
Gates is its own HUD metro area (Gates County, NC), so the rate here is set from rents inside the county rather than a wider region.
Among North Carolina's 100 counties, Gates ranks 8th for two-bedroom FMR. That's about 57% above the state median of $1,086 and about 68% above the national median county at $1,018. About 10,509 people live here, 96th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,540 in 27935 (Eure) and $2,060 in 27937 (Gates), with the 7 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.
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 Gates somewhere between $1,538 and $1,880. 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.
$1,709 a month is affordable, by HUD's 30% rule, on an income of roughly $68,360 a year. Put another way, $33 an hour full time.
Worked example for a two-bedroom, assuming the rent equals the payment standard. Tenant pays 30% of monthly income, HUD's housing assistance payment covers the rest.
| Monthly household income | Tenant pays (30%) | HAP at 90% ($1,538) | HAP at 100% ($1,709) | HAP at 110% ($1,880) |
|---|---|---|---|---|
| $2,500 | $750 | $788 | $959 | $1,130 |
| $4,000 | $1,200 | $338 | $509 | $680 |
Rate history
The two-bedroom rate went up 39% from FY 2025 ($1,230) to FY 2026 ($1,709). Since FY 2020 it's up 145% in total, about 16.1% a year. The North Carolina median moved up 4% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $585 | $588 | $697 | $1,005 | $1,221 | — |
| FY 2021 | $622 | $630 | $743 | $971 | $1,286 | +6.6% |
| FY 2022 | $663 | $677 | $795 | $1,023 | $1,317 | +7.0% |
| FY 2023 | $779 | $792 | $923 | $1,203 | $1,492 | +16.1% |
| FY 2024 | $905 | $908 | $1,050 | $1,431 | $1,781 | +13.8% |
| FY 2025 | $1,069 | $1,079 | $1,230 | $1,653 | $2,038 | +17.1% |
| FY 2026 | $1,489 | $1,513 | $1,709 | $2,364 | $2,794 | +38.9% |
| FY 2027 | $1,468 | $1,489 | $1,665 | $2,291 | $2,708 | -2.6% |
Nearby counties
Hertford County
$92514 mi · pop 21,633
Chowan County
$1,22019 mi · pop 13,835
Perquimans County
$99921 mi · pop 13,053
Bertie County
$1,04427 mi · pop 17,818
Pasquotank County
$1,21628 mi · pop 40,454
Camden County
$1,28731 mi · pop 10,547
Northampton County
$97238 mi · pop 17,528
Washington County
$92540 mi · pop 11,051
Questions people ask
$1,709 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,489 for a studio, $1,513 for one bedroom, $2,364 for three and $2,794 for four.
Tools for this county
Fair Market Rent lookup
Look up any ZIP code's Small Area FMR by bedroom count.
Section 8 rent calculator
Work out the 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
See what income a household needs for a given rent.
What does a rental in Gates actually go for?
HUD's number is one input. Search any address in Gates for a rent estimate built from nearby comps. 3 free searches, no card.
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