FMR is near market; voucher and private rents are aligned.
0.93
1 BR
1 BR
0.95ratio
FMR$860
Market$910
vs market-$50
FMR is near market; voucher and private rents are aligned.
0.95
2 BR
2 BR
0.94ratio
FMR$1,010
Market$1,070
vs market-$60
FMR is near market; voucher and private rents are aligned.
0.94
3 BR
3 BR
0.84ratio
FMR$1,400
Market$1,660
vs market-$260
FMR is below market; voucher rent may lag private rents.
0.84
4 BR
4 BR
0.79ratio
FMR$1,420
Market$1,790
vs market-$370
FMR is below market; voucher rent may lag private rents.
0.79
0.700.800.901.001.101.201.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--
ZIP 28151 fair market rent, FY 2027
For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 28151 (Shelby, NC) is $1,010 a month. That is up 8.6% from $930 in FY 2026. Shelby is in the Cleveland County, NC non-metropolitan FMR area. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the county-wide two-bedroom FMR of $1,014. Among 18 ZIP codes in Cleveland County, 28151 is tied for the 12th-highest two-bedroom rent (county range $1,010–$1,130). The median county two-bedroom FMR in North Carolina is $1,145, so ZIP 28151 is 12% below it.
FY 2027 rent by bedroom
FY 2027 fair market rent by bedroom for 28151
Bedrooms
FY 2026
FY 2027
Change
90–110% range
Studio
$760
$850
+11.8%
$765–$935
1BR
$770
$860
+11.7%
$774–$946
2BR
$930
$1,010
+8.6%
$909–$1,111
3BR
$1,290
$1,400
+8.5%
$1,260–$1,540
4BR
$1,330
$1,420
+6.8%
$1,278–$1,562
Fair market rent history, FY 2023–2027
Fair market rent by fiscal year for 28151
Fiscal year
Studio
1BR
2BR
3BR
4BR
FY 2027
$850
$860
$1,010
$1,400
$1,420
FY 2026
$760
$770
$930
$1,290
$1,330
FY 2025
$700
$710
$930
$1,300
$1,400
FY 2024area FMR
$652
$656
$856
$1,206
$1,349
FY 2023area FMR
$582
$586
$771
$1,069
$1,245
Marked years use a different HUD benchmark than FY 2027, so they are not a like-for-like change.
Two-bedroom rent in nearby Cleveland County ZIP codes
How much will Section 8 pay for a two-bedroom in ZIP 28151?
Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the county-wide two-bedroom FMR of $1,014, which applies unless the housing authority uses Small Area FMRs, that basic range is $913 to $1,115 a month; under the ZIP-level Small Area FMR of $1,010 it would be $909 to $1,111. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.
Which HUD fair market rent area is ZIP 28151 in?
ZIP 28151 is in the Cleveland County, NC non-metropolitan FMR area. Small Area FMRs are optional here; the county-wide two-bedroom FMR is $1,014.
How much did fair market rent change in ZIP 28151 for FY 2027?
The two-bedroom FMR rose 8.6%, from $930 in FY 2026 to $1,010 in FY 2027. Since FY 2025 it has risen 8.6%.
When do FY 2027 fair market rents take effect?
HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.
Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set