Renting · Section 8
Data from November 2026
Renting in Jackson County, North Carolina
Jackson County has a HUD fair market rent of $1,039 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $904 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $19.98 an hour, full time.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,039
- a month, HUD, Fiscal year 2027
- 28% less than in North Carolina
- Typical rent
- $904
- a month, Census, Average 2020–2024
- 26% less than in North Carolina
- Wage needed
- $19.98
- an hour, 2 bedrooms
- Or $41,560 a year, to spend no more than 30% of income on rent.
- Rent-burdened households
- 42%
- spend 30% or more of income on rent
- 14% less than in North Carolina
Only here
Renting in Jackson County: what sets it apart
What this place has that others do not, from public data, most unusual first.
-
Nearby, in Swain County, the typical rent is $742: 18% less than in Jackson County ($904).
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At 61%, Jackson County ranks 9th among the 100 counties in North Carolina for the lowest homeownership rate.
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13% of households in Jackson County have no internet at home, against 7% in North Carolina.
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 Jackson 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)
According to Zillow (ZORI), the typical asking rent in Jackson County was $1,385 a month in September 2026: 8.6% more than 12 months ago. It is an index of market listings, not a HUD limit. Zillow data
| Size | Fair rent per month | Hourly wage | Income needed per year |
|---|---|---|---|
| Studio | $916 | $17.62 | $36,640 |
| 1 bedroom | $954 | $18.35 | $38,160 |
| 2 bedrooms | $1,039 | $19.98 | $41,560 |
| 3 bedrooms | $1,360 | $26.15 | $54,400 |
| 4 bedrooms | $1,366 | $26.27 | $54,640 |
HUD area: Jackson County, NC. 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 14 ZIP codes in Jackson County (Fiscal year 2027). Type yours to see it.
For 2 bedrooms they run from $1,090 in 28707 to $1,490 in 28788. 14 ZIP codes are above the county's fair market rent ($1,039).
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)
| 28707 | Jackson County, NC | $940 | $1,000 | $1,090 | $1,390 | $1,570 |
|---|---|---|---|---|---|---|
| 28717 | Jackson County, NC | $1,110 | $1,200 | $1,410 | $1,780 | $1,920 |
| 28723 | Haywood County, NC | $940 | $1,010 | $1,110 | $1,340 | $1,660 |
| 28723 | Jackson County, NC | $940 | $1,010 | $1,110 | $1,340 | $1,660 |
| 28725 | Jackson County, NC | $1,040 | $1,080 | $1,180 | $1,540 | $1,550 |
| 28736 | Jackson County, NC | $1,060 | $1,100 | $1,220 | $1,590 | $1,640 |
| 28779 | Haywood County, NC | $940 | $1,010 | $1,110 | $1,330 | $1,660 |
| 28779 | Jackson County, NC | $940 | $1,010 | $1,110 | $1,330 | $1,660 |
| 28779 | Macon County, NC | $940 | $1,010 | $1,110 | $1,330 | $1,660 |
| 28783 | Jackson County, NC | $980 | $1,020 | $1,230 | $1,480 | $1,850 |
| 28783 | Transylvania County, NC | $980 | $1,020 | $1,230 | $1,480 | $1,850 |
| 28788 | Jackson County, NC | $1,310 | $1,370 | $1,490 | $1,950 | $1,960 |
| 28789 | Jackson County, NC | $1,080 | $1,120 | $1,220 | $1,590 | $1,680 |
| 28789 | Swain County, NC | $1,080 | $1,120 | $1,220 | $1,590 | $1,680 |
- 28707 · Jackson County, NC $1,090$1,390
- 28717 · Jackson County, NC $1,410$1,780
- 28723 · Haywood County, NC $1,110$1,340
- 28723 · Jackson County, NC $1,110$1,340
- 28725 · Jackson County, NC $1,180$1,540
- 28736 · Jackson County, NC $1,220$1,590
- 28779 · Haywood County, NC $1,110$1,330
- 28779 · Jackson County, NC $1,110$1,330
- 28779 · Macon County, NC $1,110$1,330
- 28783 · Jackson County, NC $1,230$1,480
- 28783 · Transylvania County, NC $1,230$1,480
- 28788 · Jackson County, NC $1,490$1,950
- 28789 · Jackson County, NC $1,220$1,590
- 28789 · Swain County, NC $1,220$1,590
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 Jackson County, 42% of renter households are in that position; in North Carolina, 49%, 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.
7,229 households rent in Jackson County
- Spend half or more of their income 24%
- Spend 30% or more, but less than half 19%
- Spend less than 30% 58%
Compared with the state and the country
- Jackson 42%
- North Carolina 49%
- United States 51%
Low-income apartments
Low-income apartments in Jackson County
HUD lists 8 properties with homes for low-income households in Jackson County: tax-credit apartments (LIHTC) and HUD-assisted buildings. They run from the most low-income homes to the fewest.
- with tax credits (LIHTC)
- 4
- HUD-assisted
- 4
214 homes in all; 212 of them low-income, according to HUD.
- Soco Creek Village Tax credit (LIHTC) 1003 Wolfetown Rd, Cherokee 28719 60 low-income homes · 2 bd: 40 · 3 bd: 18 · 4 bd: 2 · In service since 2011 · For families
- High Ridge Tax credit (LIHTC) 200 Connor Rd, Sylva 28779 42 low-income homes · 1 bd: 12 · 2 bd: 20 · 3 bd: 10 · In service since 2016 · For families
- Reedwood Manor HUD-assisted 59 Manor Trce, Sylva 28779 30 low-income homes · For families · (828) 586-2253
- River Park Apts Tax credit (LIHTC) 93 Windcrest Rdg, Sylva 28779 27 low-income homes · 1 bd: 27 · In service since 1995 · For older adults
- Jackson Village Apts. HUD-assisted 68 Winterhaven Dr, Sylva 28779 24 low-income homes · For older adults · (828) 586-4272
- The Haven at Mountain Oaks Tax credit (LIHTC) 148 Mountain Oaks Ln, Sylva 28779 24 low-income homes · 1 bd: 24 · In service since 2006 · For older adults, people with disabilities, people experiencing homelessness
- ARC/HDS Smoky Mountain ICF/MR Group Home HUD-assisted 11 Dills St, Sylva 28779 7 homes, 5 low-income · For people with disabilities · (828) 586-9277
- Givens Webster Village HUD-assisted 137 Little Savannah Rd, Sylva 28779
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 Jackson 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 Jackson County; the state's agencies can help you. Here is what the rules say:
The rules, with their source
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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)
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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)
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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)
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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
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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 | $16,450 | $27,450 | $43,900 |
| 2 people | $21,640 | $31,350 | $50,150 |
| 3 people | $27,320 | $35,250 | $56,400 |
| 4 people | $33,000 | $39,150 | $62,650 |
| 5 people | $38,680 | $42,300 | $67,700 |
| 6 people | $44,360 | $45,450 | $72,700 |
| 7 people | $48,550 | $48,550 | $77,700 |
| 8 people | $51,700 | $51,700 | $82,700 |
Area median income: $78,200. HUD income limits by family size, Fiscal year 2026. Area: Jackson County, NC. Source: HUD, Fiscal year 2026
Possible payment standard
- Studio $824 – $1,008
- 1 bedroom $859 – $1,049
- 2 bedrooms $935 – $1,143
- 3 bedrooms $1,224 – $1,496
- 4 bedrooms $1,229 – $1,503
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 Jackson County. You can apply at another agency in your state: you do not have to live where you apply. Source: HUD
Source: HUD, Retrieved November 6, 2026
Your rights as a tenant in North Carolina
What North Carolina 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.
- When must they return my deposit?
- 30 days
- N.C. Gen. Stat. § 42-52
- If I fall behind on rent, what notice must I get?
- 10 days
- N.C. Gen. Stat. § 42-3
- How much notice ends a month-to-month rental?
- 7 days
- N.C. Gen. Stat. § 42-14
- Only a court order can remove youN.C. Gen. Stat. § 42-25.6
- Protection from retaliationN.C. Gen. Stat. § 42-37.1(b)
Help
Where to get help with rent in Jackson County
These are the nearest HUD-approved agencies. They counsel for free or at low cost.
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Mountain Projects, Inc.
2177 Asheville Rd, Waynesville · 18 miles away
- Mortgage delinquency and default
- Mortgage delinquency workshops
- and 6 more
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Consumer Credit Counseling Service of Wnc, Inc. - DBA - Ontrack Financial Education & Counseling
50 S French Broad Ave, Asheville · 38 miles away · Spanish
- Mortgage delinquency and default
- Budget and financial counseling
- and 4 more
Tool
How much cash do you need to move in?
It starts with the 2-bedroom fair market rent in Jackson 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 North Carolina, the average home bill was $144 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
$2,078
What you need before you get the keys.
What adds up
- First month
- $1,039
- Security deposit
- $1,039
- Total
- $2,078
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 Jackson County?
According to HUD (Fiscal year 2027): Studio: $916; 1 bedroom: $954; 2 bedrooms: $1,039; 3 bedrooms: $1,360; 4 bedrooms: $1,366. It covers rent plus basic utilities, except the phone.
How much do you need to earn to rent in Jackson County?
Paying the 2-bedroom fair market rent ($1,039) without spending more than 30% of income takes $19.98 an hour full time, or $41,560 a year.
Who qualifies for Section 8 in Jackson County?
Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $39,150 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 Jackson 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 $935 and $1,143 a month. Your agency publishes its figure.
Does the fair market rent change by ZIP code in Jackson County?
For 2 bedrooms they run from $1,090 in 28707 to $1,490 in 28788. 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 Jackson County?
HUD lists 8 properties with homes for low-income households in Jackson 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 Jackson County?
HUD counts rent as a burden when it reaches 30% of income or more. In Jackson County, 42% of renter households are in that position; in North Carolina, 49%, and nationwide, 51% (Average 2020–2024, Census).