County FMR · HUD FY2026

Madison County Fair Market Rent

HUD's FY2026 Fair Market Rent for Madison County, NC - 49% above the US average.

$1,429
1-bedroom FMR
$1,567
2-bedroom FMR
+6.1%
YoY change
+49%
vs US avg

The verdict

Madison is the 14th most expensive of 100 counties in North Carolina by 2-bedroom FMR; nationally it ranks #409 most expensive of 3,145 HUD counties; rent here has climbed 6.1% since FY 2025, a modest shift relative to most counties.

#409
most expensive of 3,145 US counties (2BR)
#14
most expensive of 100 in North Carolina (2BR)
+46%
vs the state average
$57,160
income to afford it (30% rule)

Software Developers spend the smallest share of income on rent here (13.1%), while Teaching Assistants, Except Postsecondary spend the most (60.7%); only 5 of 15 common occupations here can afford a 1-bedroom at Fair Market Rent without exceeding the 30% threshold.

FY 2026 HUD Fair Market Rent for Madison County, NC. Verify with HUD →

Madison County, North Carolina carries an FY 2026 1-bedroom Fair Market Rent of $1,429 per month, the federal benchmark HUD publishes for this county. A 2-bedroom costs $1,567/mo and a studio is $1,227/mo. That's 49% above the national benchmark of $959 and 46% above the North Carolina average of $981.

Rent increased6.1% from FY 2025 ($1,347), outpacing inflation. A household needs about $57,160/year to stay under the 30% rent-to-income line.

Observed renter burden: 31.7% of the 1,853 renter households counted by ACS paid at least 30% of income in gross rent. This ACS 2023 household measure is distinct from HUD's FY2026 Fair Market Rent benchmark above.

FY 2026 HUD Fair Market Rents in North Carolina. Population: 21,414. Population has held roughly steady over the past five years (+1.1%, Census ACS). That's slower than North Carolina's statewide growth of +4.2% over the same period.

FMR filing desk

Area MADISON·COUNTY·NC·NC

Madison County, NC: $1,429/mo 1BR · #409 of 3145 counties (2BR) · FY2026

  • FMR-AREA NC
  • 1BR-FMR $1,429
  • 2BR-FMR $1,567
  • RANK-MID #409
  • YOY-SURGE +6.1%
  • VSUS-HIGH +49%
  • VS-ST-HIGH +46% NC
  • INC-EDGE 29%
  • POP-SMALL 21K
  • PHOTO-NEAR Wake County
  • VOUCH-90-110 $1,286–$1,572
  • FY-2026 FY2026

Photo-finish peer: Wake ($167 1BR gap)

Read with: Understanding rent burden

Fair Market Rents (2026)

Studio
State avg: $932 · US avg: $893
$1,227/mo
↓ 4.6% YoY +32% vs state +37% vs US
1 Bedroom
State avg: $981 · US avg: $959
$1,429/mo
↑ 6.1% YoY +46% vs state +49% vs US
2 Bedroom
State avg: $1,161 · US avg: $1,175
$1,567/mo
↑ 3.6% YoY +35% vs state +33% vs US
3 Bedroom
State avg: $1,499 · US avg: $1,525
$1,905/mo
↓ 2.0% YoY +27% vs state +25% vs US
4 Bedroom
State avg: $1,780 · US avg: $1,756
$2,629/mo
↑ 2.5% YoY +48% vs state +50% vs US

Year-over-Year Comparison

Bedrooms FY 2025 FY 2026 Change
Studio $1,286
$1,227
$-59 (-4.6%)
1 Bedroom $1,347
$1,429
+$82 (+6.1%)
2 Bedroom $1,512
$1,567
+$55 (+3.6%)
3 Bedroom $1,944
$1,905
$-39 (-2.0%)
4 Bedroom $2,566
$2,629
+$63 (+2.5%)

Rent Burden Analysis

How much of household income goes to rent in Madison County. The 30% threshold indicates cost burden.

Studio
25.1%
Affordable
Need $49,080/yr for 30% rule
1 Bedroom
29.2%
Affordable
Need $57,160/yr for 30% rule
2 Bedroom
32.1%
Burdened
Need $62,680/yr for 30% rule
3 Bedroom
39%
Burdened
Need $76,200/yr for 30% rule
4 Bedroom
53.8%
Severe
Need $105,160/yr for 30% rule
How we calculate this

Rent burden = (FMR × 12) ÷ county median household income. Required income = (FMR × 12) ÷ 0.3, the federal 30%-of-gross-income rule HUD uses to define cost burden. Median household income is from the U.S. Census Bureau's American Community Survey; FMR is from HUD's FY2026 release. See methodology.

0%100%National avg22%32.1%
Madison County 2-bedroom rent burden
County median income: $58,628 · National avg burden: 21.7% ·View North Carolina rent burden →

Where Madison sits among every US county

2-bedroom Fair Market Rent vs. all 3,145 HUD counties

$1,567 Top 13% higher than 87% of 3,145 counties

$600–$800: 23 counties (1%). Below this entry. $800–$1,000: 1,406 counties (45%). Below this entry. $1,000–$1,200: 723 counties (23%). Below this entry. $1,200–$1,400: 417 counties (13%). Below this entry. $1,400–$1,600: 181 counties (6%). This entry sits in this band. $1,600–$1,800: 172 counties (5%). Above this entry. $1,800–$2,000: 108 counties (3%). Above this entry. $2,000–$2,200: 29 counties (1%). Above this entry. $2,200–$2,400: 40 counties (1%). Above this entry. $2,400–$2,600: 13 counties (0%). Above this entry. $2,600–$2,800: 9 counties (0%). Above this entry. $2,800–$3,000: 15 counties (0%). Above this entry. $3,000–$3,200: 3 counties (0%). Above this entry. $3,200–$3,400: 1 counties (0%). Above this entry. $3,400–$3,600: 1 counties (0%). Above this entry. $3,600–$3,800: 3 counties (0%). Above this entry. $3,800–$4,000: 0 counties (0%). Above this entry. $4,000–$4,200: 0 counties (0%). Above this entry. $4,200–$4,400: 1 counties (0%). Above this entry. This county $600 $4,400 every US county, bucketed by value

Each bar is a $0.2K-wide band; taller bars hold more counties. The dashed line + filled bar mark this entry. Hover or tap any bar for its full count, share, and where it sits relative to this entry.

Source U.S. Department of Housing and Urban Development, Fair Market Rents · FY2026

How Madison compares on 1-bedroom rent

1-bedroom FMR vs other North Carolina counties

1BR FMR / mo

What this shows Madison is highlighted. Nearby North Carolina counties by 1-bedroom FMR, highest to lowest: Wake County ($1,596), Mecklenburg County ($1,538), Durham County ($1,507), Madison County (this county) ($1,429), Guilford County ($1,213), Cumberland County ($1,113), Forsyth County ($1,082).

Source U.S. Department of Housing and Urban Development (HUD) As of FY2026

Can Common Jobs Afford Rent Here?

Against a high local FMR of $1,429/mo, which of 15 common occupations still clear the 30% line using North Carolina BLS wages?

Occupation NC Salary Rent Burden Verdict
Software Developers $131,000 13.1% Affordable
General & Operations Managers $99,190 17.3% Affordable
Registered Nurses $81,860 20.9% Affordable
Accountants & Auditors $80,490 21.3% Affordable
Police & Sheriff's Patrol Officers $58,030 29.6% Affordable
Electricians $54,070 31.7% Stretched
Heavy & Tractor-Trailer Truck Drivers $49,580 34.6% Stretched
Elementary School Teachers $49,400 34.7% Stretched
Paralegals & Legal Assistants $49,390 34.7% Stretched
Pharmacy Technicians $39,870 43% Stretched
Customer Service Representatives $39,530 43.4% Stretched
Janitors & Cleaners $32,630 52.6% Unaffordable
Retail Salespersons $30,090 57% Unaffordable
Fast Food & Counter Workers $28,760 59.6% Unaffordable
Teaching Assistants $28,230 60.7% Unaffordable
Salaries: BLS OES (North Carolina) median · 30% = affordable threshold · Try the salary calculator →

Rent Trends (2020–2026)

7-year Fair Market Rent history for Madison County. Shows how HUD rental rates have changed over time.

Over the 6-year span HUD has tracked for Madison (FY 2020-2026), the 1-bedroom Fair Market Rent has risen 36.7% overall, from $1,045 to $1,429. Most of that movement was gradual except for a single sharp jump of +15.3% in FY 2024, well above this county's typical year-to-year change.

$1,000$1,100$1,200$1,300$1,400$1,500$1,600 FY2020FY2021FY2022FY2023FY2024FY2025FY2026 $1,429
Madison County 1-bedroom Fair Market Rent, FY2020–FY2026
Year Studio 1 BR 2 BR
FY 2026 ↑6.1% $1,227 $1,429 $1,567
FY 2025 ↓10.0% $1,286 $1,347 $1,512
FY 2024 ↑15.3% $1,428 $1,496 $1,680
FY 2023 ↑7.4% $1,270 $1,298 $1,466
FY 2022 ↑10.0% $1,188 $1,209 $1,378
FY 2021 ↑5.2% $1,096 $1,099 $1,279
FY 2020 $1,039 $1,045 $1,255
Total change (6yr): +36.7%
Annualized: +5.4%/yr
1 BR: $1,045 → $1,429

Part of the Asheville, NC Metro Area

Madison County is a outlying county of the Asheville, NC metropolitan statistical area, alongside 2 other metro-area counties.

Madison County ranks #3 of 3 counties in this metro area by 1-bedroom FMR. Every county sharing this metro, highest to lowest: Buncombe County ($1,429), Henderson County ($1,429), Madison County (this county) ($1,429).

Buncombe County
1 BR: $1,429/mo
Henderson County
1 BR: $1,429/mo
Madison County (this county)
1 BR: $1,429/mo

Nationwide peers by 2BR FMR & rent burden

Two PlainRent-derived comparison paths for Madison County, both outside North Carolina so the link neighborhoods are not the same-state geography lattice above. Axes stay disjoint: burden peers exclude the FMR peer set.

Similar 2-bedroom FMR

Nearest HUD 2BR Fair Market Rents outside NC (FY2026).

Sitka City and Borough
AK · 2 BR $1,566/mo
Grand County
UT · 2 BR $1,564/mo
Weld County
CO · 2 BR $1,563/mo
Harris County
TX · 2 BR $1,573/mo

Similar rent burden

Nearest 2BR FMR as a share of median household income (outside NC).

Bell County
KY · 32.1% of income · 2 BR $866/mo
Oglala Lakota County
SD · 32.1% of income · 2 BR $929/mo
Norfolk city
VA · 32.1% of income · 2 BR $1,713/mo
San Bernardino County
CA · 32.1% of income · 2 BR $2,201/mo

Nearby Counties in North Carolina

Largest counties by population in North Carolina

Showing the 8 largest of 99 other counties in North Carolina.

Wake County
1 BR: $1,596/mo Pop: 1,132,103
Mecklenburg County
1 BR: $1,538/mo Pop: 1,115,403
Guilford County
1 BR: $1,213/mo Pop: 539,557
Forsyth County
1 BR: $1,082/mo Pop: 383,739
Cumberland County
1 BR: $1,113/mo Pop: 335,207
Durham County
1 BR: $1,507/mo Pop: 325,101
Buncombe County
1 BR: $1,429/mo Pop: 269,449
Union County
1 BR: $1,538/mo Pop: 240,109
View all counties in North Carolina →

Frequently Asked Questions

What is the average rent in Madison County? ▼
The FY 2026 Fair Market Rent for a 1-bedroom in Madison County is $1,429 per month. A 2-bedroom is $1,567 and a studio is $1,227.
How does Madison County rent compare to the national average? ▼
Rent in Madison County is 49% above the national average. A 1-bedroom here costs $1,429 compared to $959 nationally.
Where does Madison County rank nationally for Fair Market Rent? ▼
According to HUD's FY 2026 Fair Market Rent schedule, Madison County's 2-bedroom FMR of $1,567 ranks #409 most expensive among 3,145 HUD counties, placing it in the upper-rent quarter of HUD counties.
What income do I need to afford rent in Madison County? ▼
Based on the 30% affordability rule, you need an annual income of at least $57,160 ($4,763/month) to afford a 1-bedroom at Fair Market Rent in Madison County.
Is rent going up or down in Madison County? ▼
The 1-bedroom Fair Market Rent in Madison County increased by 6.1% from FY 2025 to FY 2026, going from $1,347 to $1,429.
Which jobs can afford rent in Madison County? ▼
Based on North Carolina BLS salary data and the 30% affordability rule, jobs like Software Developers, General and Operations Managers, Registered Nurses can afford a 1-bedroom at $1,429/mo. 5 of 15 common occupations are affordable here.
How much has rent changed in Madison County over time? ▼
The 1-bedroom Fair Market Rent in Madison County went from $1,045 in FY 2020 to $1,429 in FY 2026, a total change of +36.7% over 6 years.
How does Fair Market Rent affect Section 8 vouchers in Madison County? ▼
In Madison County, the FY 2026 FMR of $1,429/mo for a 1-bedroom sets the baseline that local housing authorities use for Section 8 payment standards.
What does Fair Market Rent mean for Madison County? ▼
For Madison County, it's the specific 40th-percentile rent HUD publishes each year ($1,429/mo for a 1-bedroom in FY 2026).

Disclaimer: This information is provided for informational purposes only and does not constitute professional advice. Data is sourced from the U.S. Census Bureau and HUD Fair Market Rents. Consult a qualified professional before making decisions based on this data.

All federal data sources used on this page
  • HUD Fair Market Rents (FMR) - county-level fair-market rent estimates by bedroom count. huduser.gov/datasets/fmr
  • HUD Income Limits - area median income for affordability calculations. huduser.gov/datasets/il
  • HUD Comprehensive Housing Affordability Strategy (CHAS) - rent burden and housing-cost distribution. huduser.gov/datasets/cp
  • U.S. Census Bureau ACS - county and metro housing characteristics + median rent. census.gov/programs-surveys/acs
  • BLS Consumer Price Index, Rent of Primary Residence - rent inflation by metro. bls.gov/cpi
  • IRS Migration Data (SOI) - interstate migration aggregates affecting county demand. irs.gov/statistics/migration
  • BLS Occupational Employment and Wage Statistics - state-level median wages by occupation, used for job affordability analysis. bls.gov/oes

Every figure on PlainRent is rendered directly from HUD's published Fair Market Rent records, no number is typed in by an editor. See our editorial standards & corrections policy, the methodology behind these numbers, or report a data error. Data current as of FY 2026.