Renting · Section 8
Data from November 2026
Renting in Nicholas County, Kentucky
Nicholas County has a HUD fair market rent of $909 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $728 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $17.48 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $909
- a month, HUD, Fiscal year 2027
- 21% less than in Kentucky
- Typical rent
- $728
- a month, Census, Average 2020–2024
- 25% less than in Kentucky
- Wage needed
- $17.48
- an hour, 2 bedrooms
- Or $36,360 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 42%
- spend 30% or more of income on rent
- 8% less than in Kentucky
Only here
Renting in Nicholas County: what sets it apart
What this place has that others do not, from public data, most unusual first.
-
15% of households in Nicholas County have no internet at home, against 9% in Kentucky.
Sources: U.S. Census Bureau (Average 2020–2024).
Fair market rent
What HUD sets for each size
Every year HUD (the U.S. Department of Housing and Urban Development) publishes a Fair Market Rent (FMR) for each home size in Nicholas County. It is used to work out how much a Section 8 voucher covers. The table shows what you need to earn to pay it without spending more than 30% of income.
The fair market rent covers rent plus basic utilities, except the phone. HUD generally sets it at the 40th percentile: 4 in 10 standard-quality homes rented recently cost less. 24 CFR §888.113(a)
| Size | Fair rent per month | Hourly wage | Income needed per year |
|---|---|---|---|
| Studio | $650 | $12.50 | $26,000 |
| 1 bedroom | $819 | $15.75 | $32,760 |
| 2 bedrooms | $909 | $17.48 | $36,360 |
| 3 bedrooms | $1,259 | $24.21 | $50,360 |
| 4 bedrooms | $1,270 | $24.42 | $50,800 |
HUD area: Nicholas County, KY. Source: HUD, Fiscal year 2027
By ZIP code
The fair market rent for your ZIP code
HUD also publishes fair market rents by ZIP code (Small Area FMRs) for 4 ZIP codes in Nicholas County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $920 in 40350 to $1,150 in 40311. 4 ZIP codes are above the county's fair market rent ($909).
Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses. 24 CFR §982.503(a)(1)
| 40311 | Bath County, KY | $800 | $980 | $1,150 | $1,570 | $1,750 |
|---|---|---|---|---|---|---|
| 40311 | Lexington-Fayette, KY | $800 | $980 | $1,150 | $1,570 | $1,750 |
| 40311 | Nicholas County, KY | $800 | $980 | $1,150 | $1,570 | $1,750 |
| 40350 | Nicholas County, KY | $660 | $770 | $920 | $1,210 | $1,270 |
- 40311 · Bath County, KY $1,150$1,570
- 40311 · Lexington-Fayette, KY $1,150$1,570
- 40311 · Nicholas County, KY $1,150$1,570
- 40350 · Nicholas County, KY $920$1,210
Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) (external site)
Rent burden
How many households spend too much
HUD counts rent as a burden when it reaches 30% of income or more. In Nicholas County, 42% of renter households are in that position; in Kentucky, 45%, and nationwide, 51% (Average 2020–2024, Census).
Paying too much rent leaves little for food, transportation and savings. If that is you, the agencies below can guide you for free.
42%
of renter households spend 30% or more of their income on rent.
708 households rent in Nicholas County
- spend 30% or more of income on rent 42%
- Spend less than 30% 58%
Compared with the state and the country
- Nicholas 42%
- Kentucky 45%
- United States 51%
Low-income apartments
Low-income apartments in Nicholas County
HUD lists 3 properties with homes for low-income households in Nicholas County: tax-credit apartments (LIHTC) and HUD-assisted buildings. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 1
- HUD-assisted
- 2
87 homes in all; 86 of them low-income, according to HUD.
- Green Valley Apts HUD-assisted 149 Green Valley Rd, Carlisle 40311 48 homes, 47 low-income · For families · (859) 289-7115
- Shepherd Place HUD-assisted 639 Dorsey Ave, Carlisle 40311 20 low-income homes · For older adults · (859) 289-6633
- City View Apartments Tax credit (LIHTC) School Ave., Carlisle 40311 19 low-income homes · 1 bd: 19 · In service since 1993
Source: HUD, retrieved November 6, 2026. LIHTC database, updated May 14, 2025; Assisted multifamily properties, updated October 23, 2026; Public housing developments, updated October 23, 2026.
Section 8
The Section 8 voucher in Nicholas County
The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. A public housing agency runs it. HUD lists none with an office in Nicholas County; the state's agencies can help you. Here is what the rules say:
The rules, with their source
-
You apply at the public housing agency. If you qualify, your name usually goes on a waiting list. Applicants must be U.S. citizens or noncitizens with eligible status as HUD defines it. Source: HUD
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Generally, your family must have very low income: no more than 50% of the area median income, by family size (the middle column of the table). Source: 24 CFR §5.603, §982.201(b)
-
Each year, at least 75% of the families an agency admits from its list must have extremely low income (the 30% column). Source: 24 CFR §982.201(b)(2)
-
If the rent is below the payment standard, the family generally pays 30% of its adjusted monthly income. If it is above, the family pays more. Source: 24 CFR §982.1(a)(3)
-
When you move in, if the rent is above the payment standard, your share cannot go over 40% of your adjusted monthly income. Source: 24 CFR §982.508
-
Each agency sets a payment standard for each size. Without asking HUD, it can go from 90% to 110% of the fair market rent. Source: 24 CFR §982.503(b), (c)
| People | Extremely low (30%) | Very low (50%) | Low |
|---|---|---|---|
| 1 person | $16,100 | $26,800 | $42,850 |
| 2 people | $21,640 | $30,600 | $49,000 |
| 3 people | $27,320 | $34,450 | $55,100 |
| 4 people | $33,000 | $38,250 | $61,200 |
| 5 people | $38,680 | $41,350 | $66,100 |
| 6 people | $44,360 | $44,400 | $71,000 |
| 7 people | $47,450 | $47,450 | $75,900 |
| 8 people | $50,500 | $50,500 | $80,800 |
Area median income: $76,500. HUD income limits by family size, Fiscal year 2026. Area: Nicholas County, KY. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $585 – $715
- 1 bedroom $737 – $901
- 2 bedrooms $818 – $1,000
- 3 bedrooms $1,133 – $1,385
- 4 bedrooms $1,143 – $1,397
The range the rule allows: 90% to 110% of the county's fair market rent. Your agency publishes its own.
Housing agencies that serve this place
HUD lists no housing agency with an office in Nicholas County. You can apply at another agency in your state: you do not have to live where you apply. Source: HUD
Your rights as a tenant in Kentucky
What Kentucky law says about deposits, notices and eviction, with the citation for each rule.
See your rights, rule by ruleCompare these rules with other states →
A summary of state law, not legal advice. Cities may have additional rules.
- If I fall behind on rent, what notice must I get?
- 7 days
- KRS 383.660(2)
- Only a court order can remove youKRS 383.690
- Protection from retaliationKRS 383.705(1)
- Repair and deduct from the rentKRS 383.635(1)
Help
Where to get help with rent in Nicholas County
These are the nearest HUD-approved agencies. They counsel for free or at low cost.
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Community Ventures Corporation
1450 N Broadway, Lexington · 31 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 5 more
-
Apprisen - Lexington
3499 Blazer Pkwy, Lexington · 32 miles away
- Mortgage delinquency and default
- Budget and financial counseling
- and 2 more
-
Frontier Housing , Inc.
259 Old Flemingsburg Rd, Morehead · 33 miles away
- Mortgage delinquency and default
- Mortgage delinquency workshops
- and 6 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Nicholas County. Change the rent, the deposit and the fees to yours: the numbers stay in your browser.
Count power on top of the rent: in Kentucky, the average home bill was $134 a month in 2024 (EIA). See electricity and gas costs
Your move
We use the place's fair market rent and the state's deposit rule.
Adjust advanced details
Let's do the math
Cash to move in
$1,818
What you need before you get the keys.
What adds up
- First month
- $909
- Security deposit
- $909
- Total
- $1,818
When you'll have it
Enter what you can set aside each month to see how long it takes.
What helps
- Ask for a receipt for every payment and keep a copy of the lease.
- On move-in day, walk through the home and take dated photos.
- Never send money for a home you haven't seen or a lease you haven't read.
This is a planning estimate, not a price. What you are asked for depends on the landlord, your lease and your state's and city's rules. It is not legal advice.
Frequently asked questions
What is the fair market rent in Nicholas County?
According to HUD (Fiscal year 2027): Studio: $650; 1 bedroom: $819; 2 bedrooms: $909; 3 bedrooms: $1,259; 4 bedrooms: $1,270. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Nicholas County?
Paying the 2-bedroom fair market rent ($909) without spending more than 30% of income takes $17.48 an hour full time, or $36,360 a year.
Who qualifies for Section 8 in Nicholas County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $38,250 a year (Fiscal year 2026). The family usually pays 30% of its adjusted monthly income. You apply at the housing agency.
How much does Section 8 pay in Nicholas County?
The voucher pays up to your housing agency's payment standard, minus your share. The rule lets the agency set it between 90% and 110% of the fair market rent: for 2 bedrooms here, between $818 and $1,000 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Nicholas County?
For 2 bedrooms they run from $920 in 40350 to $1,150 in 40311. Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses.
How many low-income apartments are there in Nicholas County?
HUD lists 3 properties with homes for low-income households in Nicholas County: tax-credit apartments (LIHTC) and HUD-assisted buildings. They run from the most low-income homes to the fewest. For tax-credit apartments and HUD-assisted buildings, you apply directly at the building's management office. They tell you whether units are open and how to apply; HUD does not have that information.
How many households spend too much on rent in Nicholas County?
HUD counts rent as a burden when it reaches 30% of income or more. In Nicholas County, 42% of renter households are in that position; in Kentucky, 45%, and nationwide, 51% (Average 2020–2024, Census).