Section 8 · Madison County
Data from November 2026
How much does Section 8 pay in Madison County, North Carolina?
HUD sets the 2-bedroom fair market rent in Madison County at $1,866 a month (Fiscal year 2027). From that figure, your housing agency sets its payment standard, which as a rule runs from $1,679 to $2,053. The voucher pays up to that standard, minus your share: generally 30% of your adjusted monthly income.
Four numbers to start with
- Fair market rent, 2 bedrooms
- $1,866
- a month, HUD, Fiscal year 2027
- 29% more than in North Carolina
- Possible payment standard, 2 BR
- $1,679 – $2,053
- 90% to 110% of the fair market rent
- By ZIP code, 2 BR
- $1,660
- across 3 ZIP codes
- Section 8 vouchers
- 195
- at 1 agency based here
Only here
Section 8 in Madison County: what sets it apart
What this place has that others do not, from public data, most unusual first.
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HUD sets no higher 2-bedroom fair market rent in North Carolina than the one for Madison County ($1,866 a month), among 100 counties.
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A year of 2-bedroom fair market rent in Madison County ($1,866 a month) is 44% of the very low income limit for a family of 4 ($51,200). Only 1 of the 100 counties in North Carolina has a higher share.
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The 2-bedroom fair market rent in Madison County ($1,866) is 139% above the median rent tenants pay across all homes ($780, Census). None of the 100 counties in North Carolina has a wider gap.
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Next door, in Mitchell County, HUD sets the 2-bedroom fair market rent at $1,012: 46% less than in Madison County ($1,866).
Sources: HUD (Fiscal year 2027); HUD (Fiscal year 2026); U.S. Census Bureau (Average 2020–2024).
Fair market rent and payment standard
What the voucher can pay, by size
Each year HUD publishes a fair market rent (FMR) for each home size in Madison County. Your housing agency uses it to set its payment standard: the most the voucher can pay toward rent and utilities.
- 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. Source: 24 CFR §888.113
- 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)
- Above 110% is an exception payment standard. Up to 120%, the agency only has to notify HUD that it meets certain criteria. Source: 24 CFR §982.503(d)
| Size | Fair rent per month | Possible payment standard |
|---|---|---|
| Studio | $1,482 | $1,334 – $1,630 |
| 1 bedroom | $1,714 | $1,543 – $1,885 |
| 2 bedrooms | $1,866 | $1,679 – $2,053 |
| 3 bedrooms | $2,223 | $2,001 – $2,445 |
| 4 bedrooms | $3,109 | $2,798 – $3,420 |
HUD area: Asheville, NC MSA. Source: HUD, Fiscal year 2027
By ZIP code
The fair market rent of each ZIP code
HUD also publishes fair market rents by ZIP code (Small Area FMRs) for 3 ZIP codes in Madison County (Fiscal year 2027). Where they are used, they are the basis of your home’s payment standard.
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)
Lowest and highest, by size
- Studio $1,300 – $1,300
- 1 bedroom $1,510 – $1,510
- 2 bedrooms $1,660 – $1,660
- 3 bedrooms $2,010 – $2,010
- 4 bedrooms $2,780 – $2,780
| ZIP code | Studio | 1 bd | 2 bd | 3 bd | 4 bd |
|---|---|---|---|---|---|
| 28743 | $1,300 | $1,510 | $1,660 | $2,010 | $2,780 |
| 28753 | $1,300 | $1,510 | $1,660 | $2,010 | $2,780 |
| 28754 | $1,300 | $1,510 | $1,660 | $2,010 | $2,780 |
Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) (external site)
How it is figured
What the voucher pays and what you pay
The housing agency pays the owner directly. This is how it is figured, under HUD’s rules:
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The payment standard is the most the voucher pays. The agency pays the lower of the payment standard minus your share, or the rent with utilities minus your share. Source: 24 CFR §982.505(a), (b)
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Your share (the total tenant payment) is the highest of 30% of your adjusted monthly income, 10% of your monthly income, the part of public assistance set aside for housing, or the minimum rent. Source: 24 CFR §5.628(a)
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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 §982.305(a)(5), §982.508
A family of 4 earning HUD’s extremely low income limit in Madison County has $33,000 a year, about $2,750 a month. 30% of that income is $825. Since adjusted income is the same or lower, the family’s share would generally not be more than that. If the agency sets the payment standard equal to the fair market rent ($1,866) and the 2-bedroom home rents for that, the voucher would pay about $1,041 or more.
- Rent, equal to the fair market rent
- $1,866
- Family share, at most
- $825
- Voucher payment, at least
- $1,041
This is only an example. Your agency figures your adjusted income, the home size you get and its own payment standard. Sources: HUD fair market rent (Fiscal year 2027) and HUD income limits (Fiscal year 2026).
How to apply
Where and how to ask for a voucher in Madison County
4 housing agencies are based in Madison County. This is how you apply:
- 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
- Because demand is high, you may need to sign up on several waiting lists. You do not need to live where you apply. Source: HUD
- Generally, your family must have very low income: no more than 50% of the area median income. In Madison County, for a family of 4 that limit is $51,200 a year (Fiscal year 2026). Source: 24 CFR §5.603, §982.201(b)
How much can you earn? Check your case Section 8 and mixed-status families: how it worksRental help and public charge: what the rules sayHow to avoid rental scams: the signs and what to do
Housing agencies that serve this place
- Madison County Housing Authority Public housing and Section 8 vouchers · 195 vouchers · 40 public housing units (828) 689-2721 Madison County Housing Authority: cholder1200@yahoo.com
- Hot Springs Housing Authority Public housing · 60 public housing units (828) 622-3237 Hot Springs Housing Authority: m.praterhsha@gmail.com
- Marshall Housing Authority Public housing · 49 public housing units (828) 649-2545 Marshall Housing Authority: marshallhousingauth8@gmail.com
- Mars Hill Housing Authority Public housing · 47 public housing units (828) 689-4531 Mars Hill Housing Authority: marshillhousingauthority@yahoo.com
Housing agencies in North Carolina HUD list of housing agencies Source: HUD, Retrieved November 6, 2026
Frequently asked questions
How much does Section 8 pay for 2 bedrooms in Madison County?
It depends on your agency’s payment standard and your income. HUD sets the 2-bedroom fair market rent at $1,866 (Fiscal year 2027), and the basic payment standard can run from $1,679 to $2,053. The voucher pays up to that standard minus your share.
How much do I pay with a voucher?
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. When you move in, if the rent is above the payment standard, your share cannot go over 40% of your adjusted monthly income.
Where do I apply for Section 8 in Madison County?
At a public housing agency. 4 are based in Madison County, such as Madison County Housing Authority and Hot Springs Housing Authority. If you qualify, your name usually goes on a waiting list. You can sign up on several: you do not need to live where you apply.
Who qualifies for Section 8 in Madison County?
Generally, your family must have very low income: no more than 50% of the area median income. In Madison County, for a family of 4 that limit is $51,200 a year (Fiscal year 2026).