HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Surry County, North Carolina (FY 2026)
A two-bedroom in Surry County carries a FY 2026 Fair Market Rent of $925 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Surry keys off that figure.
2 bedroom FMR
$925
FY 2026, utilities included
Payment standard range
$833 to $1,018
90% to 110% of FMR
Income to afford 2BR
$37,000
per year, at 30% of income
Rank in North Carolina
95th of 100
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Surry moves to $1,012. That's up 9%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Surry actually rent for?
Search any address in Surry 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 | $700 | $630 to $770 | $28,000 | $13.46/hr | -0.6% |
| 1 bedroom | $705 | $635 to $776 | $28,200 | $13.56/hr | -0.6% |
| 2 bedroom | $925 | $833 to $1,018 | $37,000 | $17.79/hr | -0.5% |
| 3 bedroom | $1,109 | $998 to $1,220 | $44,360 | $21.33/hr | -1.0% |
| 4 bedroom | $1,406 | $1,265 to $1,547 | $56,240 | $27.04/hr | -5.6% |
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 | $1,617 | $1,455 to $1,779 |
| 6 bedroom Estimate | $1,828 | $1,645 to $2,011 |
| 7 bedroom Estimate | $2,039 | $1,835 to $2,243 |
| 8 bedroom Estimate | $2,250 | $2,025 to $2,475 |
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 Surry, that runs from $700 for a studio up to $1,406 for four bedrooms, all five rates in the table above.
Because Surry sits outside any HUD metro area, its rate is a county-wide figure built from local rents. One number covers every address in the county, Ararat included.
Among North Carolina's 100 counties, Surry ranks 95th for two-bedroom FMR. That's about 15% below the state median of $1,086 and about 9% below the national median county at $1,018. About 71,429 people live here, 37th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $930 in 27017 (Dobson) and $980 in 27007 (Ararat), with the 10 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 Surry somewhere between $833 and $1,018. 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.
$925 a month is affordable, by HUD's 30% rule, on an income of roughly $37,000 a year. Put another way, $18 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% ($833) | HAP at 100% ($925) | HAP at 110% ($1,018) |
|---|---|---|---|---|
| $2,500 | $750 | $83 | $175 | $268 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went down 1% from FY 2025 ($930) to FY 2026 ($925). Since FY 2020 it's up 38% in total, about 5.5% 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 | $510 | $514 | $671 | $877 | $1,071 | — |
| FY 2021 | $541 | $545 | $693 | $908 | $1,123 | +3.3% |
| FY 2022 | $583 | $587 | $724 | $946 | $1,184 | +4.5% |
| FY 2023 | $614 | $618 | $771 | $981 | $1,226 | +6.5% |
| FY 2024 | $672 | $677 | $856 | $1,045 | $1,368 | +11.0% |
| FY 2025 | $704 | $709 | $930 | $1,120 | $1,489 | +8.6% |
| FY 2026 | $700 | $705 | $925 | $1,109 | $1,406 | -0.5% |
| FY 2027 | $769 | $774 | $1,012 | $1,206 | $1,370 | +9.4% |
Nearby counties
Yadkin County
$1,23215 mi · pop 37,280
Stokes County
$1,23224 mi · pop 44,696
Alleghany County
$97825 mi · pop 10,989
Wilkes County
$92530 mi · pop 66,125
Forsyth County
$1,23231 mi · pop 383,739
Davie County
$1,23235 mi · pop 43,030
Alexander County
$1,09543 mi · pop 36,505
Iredell County
$1,34044 mi · pop 187,839
Questions people ask
$925 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $700 for a studio, $705 for one bedroom, $1,109 for three and $1,406 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 Surry actually go for?
HUD's number is one input. Search any address in Surry for a rent estimate built from nearby comps. 3 free searches, no card.
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