Renting in Orange County, North Carolina: fair rents and Section 8

Fair market rent, 2 bedrooms: $1,745; a month, HUD, Fiscal year 2027; 21% more than in North Carolina
Typical rent: $1,496; a month, Census, Average 2020–2024; 22% more than in North Carolina
Wage needed: $33.56; an hour, 2 bedrooms; Or $69,800 a year, to spend no more than 30% of income on rent.
Rent-burdened households: 58%; spend 30% or more of income on rent; 19% more than in North Carolina

Source: Fair Market Rents (HUD) Fiscal year 2027 Fair Market Rents (HUD) (external site) Source: American Community Survey (ACS) 5-year estimates Average 2020–2024 American Community Survey (ACS) 5-year estimates (external site)

Only here

Renting in Orange County: what sets it apart

What this place has that others do not, from public data, most unusual first.

Among the neighboring counties, Caswell County has the lowest typical rent ($727), 51% below the $1,496 in Orange County.
Orange County has the 4th highest typical rent of the 100 counties in North Carolina ($1,496).
At 58%, Orange County ranks 4th among the 97 counties in North Carolina with this figure for the largest share of rent-burdened renters.
Orange County has the 6th highest typical household income of the 100 counties in North Carolina ($90,089).

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 Orange 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 Orange County was $1,685 a month in September 2026: 1.3% more than 12 months ago. It is an index of market listings, not a HUD limit. Zillow data

Fair market rent and wage needed To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Fair market rent and wage needed. To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).
Size	Fair rent per month	Hourly wage	Income needed per year
Studio	$1,498	$28.81	$59,920
1 bedroom	$1,554	$29.88	$62,160
2 bedrooms	$1,745	$33.56	$69,800
3 bedrooms	$2,161	$41.56	$86,440
4 bedrooms	$2,486	$47.81	$99,440

HUD area: Durham-Chapel Hill, NC HUD Metro FMR Area. 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 10 ZIP codes in Orange County (Fiscal year 2027). Type yours to see it.

For 2 bedrooms they run from $1,540 in 27231 to $1,980 in 27514. 4 ZIP codes are above the county's fair market rent ($1,745).

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)

Fair market rent by ZIP code, HUD area and size, Fiscal year 2027. A ZIP code that crosses a HUD area line appears once per area.

27231	Caswell County, NC	$1,280	$1,360	$1,540	$1,910	$2,280
27231	Durham-Chapel Hill, NC	$1,280	$1,360	$1,540	$1,910	$2,280
27231	Person County, NC	$1,280	$1,360	$1,540	$1,910	$2,280
27243	Burlington, NC	$1,280	$1,360	$1,540	$1,910	$2,280
27243	Durham-Chapel Hill, NC	$1,280	$1,360	$1,540	$1,910	$2,280
27278	Durham-Chapel Hill, NC	$1,390	$1,440	$1,620	$2,010	$2,310
27510	Durham-Chapel Hill, NC	$1,560	$1,620	$1,820	$2,250	$2,590
27514	Durham-Chapel Hill, NC	$1,700	$1,760	$1,980	$2,450	$2,820
27516	Durham-Chapel Hill, NC	$1,500	$1,560	$1,750	$2,170	$2,490
27599	Durham-Chapel Hill, NC	$1,510	$1,570	$1,760	$2,180	$2,510

ZIP code 2 bd3 bd
27231 · Caswell County, NC $1,540$1,910
27231 · Durham-Chapel Hill, NC $1,540$1,910
27231 · Person County, NC $1,540$1,910
27243 · Burlington, NC $1,540$1,910
27243 · Durham-Chapel Hill, NC $1,540$1,910
27278 · Durham-Chapel Hill, NC $1,620$2,010
27510 · Durham-Chapel Hill, NC $1,820$2,250
27514 · Durham-Chapel Hill, NC $1,980$2,450
27516 · Durham-Chapel Hill, NC $1,750$2,170
27599 · Durham-Chapel Hill, NC $1,760$2,180

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 Orange County, 58% 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.

58%

of renter households spend 30% or more of their income on rent.

20,736 households rent in Orange County

Spend half or more of their income 33%
Spend 30% or more, but less than half 25%
Spend less than 30% 42%

Compared with the state and the country

Orange 58%
North Carolina 49%
United States 51%

Low-income apartments

Low-income apartments in Orange County

HUD lists 28 properties with homes for low-income households in Orange County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest.

with tax credits (LIHTC): 11
HUD-assisted: 16
public housing: 2

1,271 homes in all; 1,260 of them low-income, according to HUD.

S. Estes - S. Roberson - CWW Public housing 605 Oak Ave, Carrboro 27510 176 homes, 175 low-income · Run by Town of Chapel Hill Department of Housing · Average payment: $550 a month · Homes at several sites · (919) 968-2850
Carolina Spring Tax credit (LIHTC) 600 W Poplar Ave, Carrboro 27510 124 low-income homes · 1 bd: 75 · 2 bd: 49 · In service since 1998 · For older adults
Lindsay - North Columbia Public housing 708 Church St, Chapel Hill 27516 122 homes, 121 low-income · Run by Town of Chapel Hill Department of Housing · Average payment: $534 a month · Average wait: 49 months · Homes at several sites · (919) 968-2850
Greenfield Place Tax credit (LIHTC) 150 Formosa Ln, Chapel Hill 27517 80 low-income homes · 1 bd: 14 · 2 bd: 52 · 3 bd: 14 · In service since 2017 · For families
First Baptist and Manley Estates HUD-assisted 805 S Merritt Mill Rd, Chapel Hill 27516 41 low-income homes · For older adults · (919) 968-9778
Eno Haven Tax credit (LIHTC) 815 US Highway 70A E, Hillsborough 27278 76 low-income homes · 1 bd: 44 · 2 bd: 32 · In service since 2011 · For older adults
Greenfield Commons Tax credit (LIHTC) 500 Formosa Ln, Chapel Hill 27517 69 low-income homes · 1 bd: 55 · 2 bd: 14 · In service since 2018 · For older adults
Gateway Village HUD-assisted 400 Lakeside Dr, Hillsborough 27278 64 low-income homes · For families · (919) 732-6701
The Landings at Winmore Tax credit (LIHTC) Scattered Sites W Winmore Avenue S Cameilia Street, Carrboro 27510 58 low-income homes · 2 bd: 42 · In service since 2010 · For families
Dobbins Hill Tax credit (LIHTC) 1749 1 B Dobbins Drive, Chapel Hill 27514 55 low-income homes · 2 bd: 28 · 3 bd: 24 · 4 bd: 3 · In service since 1994 · For families
Hampton Pointe Apartments Tax credit (LIHTC) 490 Hampton Pt, Hillsborough 27278 48 low-income homes · 2 bd: 24 · 3 bd: 24 · In service since 2013 · For families
Covenant Place HUD-assisted 103 Culbreth Rd, Chapel Hill 27516 40 low-income homes · For older adults · (919) 929-0061
Trinity Court HUD-assisted 751 Trinity Ct, Chapel Hill 27516 40 low-income homes · For families · (336) 579-4541
In-Chu-Co Apartments HUD-assisted 106 N Elliott Rd, Chapel Hill 27514 79 homes, 39 low-income · For families · (919) 942-2197
Cedar Hill Tax credit (LIHTC) 275 S Eleventh St, Mebane 27302 32 low-income homes · 1 bd: 8 · 2 bd: 24 · In service since 2008 · For people with disabilities, families, people experiencing homelessness
Dobbins Hill II Tax credit (LIHTC) 1731 Dobbins Dr, Chapel Hill 27514 32 low-income homes · 1 bd: 8 · 2 bd: 12 · 3 bd: 12 · In service since 2008 · For people with disabilities, families, people experiencing homelessness
Adelaide Walters Apartments HUD-assisted 603 Martin Luther King Jr Blvd, Chapel Hill 27514 24 low-income homes · For older adults · (919) 968-8018
Club Nova Apts Tax credit (LIHTC) 103 W Main St, Carrboro 27510 24 low-income homes · Studio: 24 · In service since 2004 · For families
Elmwood Tax credit (LIHTC) · HUD-assisted 616 E Oakwood St, Mebane 27302 20 low-income homes · 2 bd: 20 · In service since 2008 · For people with disabilities, families, people experiencing homelessness · (919) 563-2977
Cac of Orange Co. HUD-assisted 750 N Columbia St, Chapel Hill 27516 14 homes, 13 low-income · For people with disabilities · (919) 968-3307
Arc/HDS Orange County Group Home #3 HUD-assisted 237 Hamilton Rd, Chapel Hill 27517 7 homes, 6 low-income · For people with disabilities · (919) 942-7745
Orange Community Residence HUD-assisted 1700 N Greensboro St, Carrboro 27510 7 homes, 6 low-income · For people with disabilities · (919) 967-0009
Purefoy Road Group Home HUD-assisted 102 Purefoy Rd, Chapel Hill 27514 7 homes, 6 low-income · For people with disabilities · (919) 967-4498
Umstead Drive Group Home HUD-assisted 334 Umstead Dr, Chapel Hill 27516 7 homes, 6 low-income · For people with disabilities · (919) 942-7391
Arc Orange Apartments (The) HUD-assisted 208 N Columbia St, Chapel Hill 27514 6 low-income homes · For people with disabilities
CHC of Orange County HUD-assisted 202 N Nash St, Hillsborough 27278 6 low-income homes · For people with disabilities
Arc/HDS Orange County Icf/MR GH HUD-assisted 111 Silo Dr, Chapel Hill 27514 7 homes, 5 low-income · For people with disabilities · (919) 942-4172
Arc/HDS Orange County Group Home #1 HUD-assisted 1003 W Main St, Carrboro 27510 6 homes, 5 low-income · For people with disabilities · (919) 942-6185

One property has two programs at the same address and appears once. Search HUD's map

How to apply

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. Source: HUD
You apply for public housing at the housing agency that runs it. The agency looks at your yearly income, whether you are a family, an older adult or a person with a disability, and your U.S. citizenship or eligible immigration status. If you qualify, your name goes on a waiting list unless they can help you right away. Source: HUD
In tax-credit (LIHTC) apartments, the low-income homes have an income limit, a percentage of the area median income, and a rent cap. Source: 26 U.S.C. §42(g)
In buildings with Section 8 project-based assistance, only low-income households can move in. Source: 24 CFR §5.653(b)
A housing voucher (Section 8) is a separate kind of help: you apply at the public housing agency and use it to rent a home you choose. Source: HUD

This county's income limits Search HUD's map

In public housing, the average payment is what households pay on average for rent and utilities, and the average wait is the time on the list of those who moved in. HUD does not publish those figures where fewer than 11 households reported.

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 Orange County

The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 2 agencies serve in Orange County. 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
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)

Mixed-status families: how assistance is figured

HUD income limits Yearly income of the whole family, before taxes.

HUD income limits by family size, Fiscal year 2026. Area: Durham-Chapel Hill, NC HUD Metro FMR Area.
People	Extremely low (30%)	Very low (50%)	Low
1 person	$26,750	$44,500	$71,200
2 people	$30,550	$50,850	$81,400
3 people	$34,350	$57,200	$91,550
4 people	$38,150	$63,550	$101,700
5 people	$41,250	$68,650	$109,850
6 people	$44,360	$73,750	$118,000
7 people	$50,040	$78,850	$126,150
8 people	$55,720	$83,900	$134,250

Area median income: $129,900. HUD income limits by family size, Fiscal year 2026. Area: Durham-Chapel Hill, NC HUD Metro FMR Area. Source: HUD, Fiscal year 2026

How much can you earn? Check your case

Possible payment standard

Studio $1,348 – $1,648
1 bedroom $1,399 – $1,709
2 bedrooms $1,571 – $1,920
3 bedrooms $1,945 – $2,377
4 bedrooms $2,237 – $2,735

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

Orange County Housing Authority Section 8 vouchers · 762 vouchers (919) 245-2490 Orange County Housing Authority: brosser@orangecountync.gov
Town of Chapel Hill Department of Housing Public housing · 296 public housing units (919) 968-2850 Town of Chapel Hill Department of Housing: aarnold@chapelhillnc.gov

Housing agencies in North Carolina 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 rule

Compare 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 Orange County

These HUD-approved agencies have offices in Orange County. They counsel for free or at low cost.

CH
Centre for Home Ownership & Economic Development Corporation

960 Corporate Dr Ste 405, Hillsborough
- Mortgage delinquency and default
- Mortgage delinquency workshops
- and 12 more
(919) 322-8118
EI
Empowerment Incorporated

109 N Graham St Ste 200, Chapel Hill
- Mortgage delinquency and default
- Mortgage delinquency workshops
- and 8 more
(919) 967-8779

See every agency in North Carolina Find legal aid (lsc.gov)

Tool

How much cash do you need to move in?

It starts with the 2-bedroom fair market rent in Orange 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

Open the full tool

Your move

State

We use the place's fair market rent and the state's deposit rule.

Monthly rentHUD fair market rent$HUD two-bedroom fair market rent (FMR) in Orange County (FY2027). Enter the rent of the home you want.What you can set aside each month$To see how long it takes to put it together.

Adjust advanced details

Deposit and rent in advance

The deposit, in

Months of rentDollars

Months of rent for the depositThat is $1,745. We start with an example; enter what you are asked for.Pay the first month before moving inThey also ask for the last month

Application fees$What each application charges, for all the ones you'll fill out.Utility deposits and connection$Electricity, gas, water and internet. Ask each company.The move$Planning example, not a price: $100 to $400 to rent a truck for a day for a move within your city. Get quotes.Pet deposit$Other costs$Boxes, locks, basic furniture.

Let's do the math

Cash to move in

$3,490

What you need before you get the keys.

What adds up

First month: $1,745
Security deposit: $1,745
Total: $3,490

The deposit cap

Pick your state to see whether its law caps the deposit.

Compare each state's rules →

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.

Guide: the security deposit Guide: avoiding rental scams Family budget How much rent can I afford?

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.

Guides

Before you sign

Frequently asked questions

What is the fair market rent in Orange County?

According to HUD (Fiscal year 2027): Studio: $1,498; 1 bedroom: $1,554; 2 bedrooms: $1,745; 3 bedrooms: $2,161; 4 bedrooms: $2,486. It covers rent plus basic utilities, except the phone.

How much do you need to earn to rent in Orange County?

Paying the 2-bedroom fair market rent ($1,745) without spending more than 30% of income takes $33.56 an hour full time, or $69,800 a year.

Who qualifies for Section 8 in Orange County?

Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $63,550 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 Orange 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 $1,571 and $1,920 a month. Your agency publishes its figure.

Does the fair market rent change by ZIP code in Orange County?

For 2 bedrooms they run from $1,540 in 27231 to $1,980 in 27514. 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 Orange County?

HUD lists 28 properties with homes for low-income households in Orange County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. 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 Orange County?

HUD counts rent as a burden when it reaches 30% of income or more. In Orange County, 58% of renter households are in that position; in North Carolina, 49%, and nationwide, 51% (Average 2020–2024, Census).

Sources and methodology

Fair market rents and income limits come from HUD; typical rent and the burden, from the Census. The wage needed is our calculation: fair market rent × 12 ÷ 30% ÷ full-time hours a year. The voucher rules were read in their official text on the date shown.

Fair Market Rents Fiscal year 2027
Small Area Fair Market Rents Fiscal year 2027
Low-income apartments Retrieved November 6, 2026
American Community Survey Average 2020–2024
Income Limits Fiscal year 2026
Public Housing Agencies Retrieved November 6, 2026
HUD-approved housing counseling agencies Retrieved November 6, 2026

Program rules

24 CFR §888.113, Fair market rents for existing housing: Methodology Verified October 30, 2026
24 CFR §982.503, Payment standard areas, schedule, and amounts Verified October 30, 2026
24 CFR §5.603, Definitions (income) Verified October 30, 2026
24 CFR §982.201, Eligibility and targeting Verified October 30, 2026
24 CFR §982.1, Programs: purpose and structure Verified October 30, 2026
24 CFR §982.508, Maximum family share at initial occupancy Verified October 30, 2026
HUD, Housing Choice Voucher Tenants Verified October 30, 2026

Renting in Orange County, North Carolina

Four numbers to start with

Renting in Orange County: what sets it apart

What HUD sets for each size

The fair market rent for your ZIP code

How many households spend too much

Compared with the state and the country

Low-income apartments in Orange County

The Section 8 voucher in Orange County

The rules, with their source

Possible payment standard

Housing agencies that serve this place

Your rights as a tenant in North Carolina

Where to get help with rent in Orange County

How much cash do you need to move in?

Your move

Before you sign

Frequently asked questions

What is the fair market rent in Orange County?

How much do you need to earn to rent in Orange County?

Who qualifies for Section 8 in Orange County?

How much does Section 8 pay in Orange County?

Does the fair market rent change by ZIP code in Orange County?

How many low-income apartments are there in Orange County?

How many households spend too much on rent in Orange County?