Location: Vance County, NC | Metro: Vance County, NC
Based on 1% Rule: A+ (≥1.5%) | A (≥1.2%) | B (≥1.0%) | C (≥0.8%) | D (≥0.6%) | F (<0.6%)
| Unit Size | Monthly FMR |
|---|---|
| Studio | $770 |
| 1 Bedroom | $770 |
| 2 Bedrooms | $1,010 |
| 3 Bedrooms | $1,260 |
| 4 Bedrooms | $1,330 |
| 5 Bedrooms | $1,543 |
| 6 Bedrooms | $1,728 |
| 7 Bedrooms | $1,866 |
| 8 Bedrooms | $1,959 |
Zillow median home prices vs Section 8 FMR rates (Data: 2026-07-31)
| Bedrooms | Monthly FMR | Median Price | 1% Rule | Grade |
|---|---|---|---|---|
| 2BR | $1,010 | $83,011 | 1.22% | A |
| 3BR | $1,260 | $157,344 | 0.8% | C |
| 4BR | $1,330 | $259,139 | 0.51% | F |
U.S. Census Bureau data (2024)
Vance County's ZIP code 27536, located in Henderson, NC, stands out due to its unique demographic and economic characteristics. With a population of 15,298 residents, it has a high rental rate of 62.3%, indicating a significant portion of the community relies on rental housing. The median income in the area is $39,985, while the median home value is notably higher at $116,812, reflecting a strong disparity between income levels and property values.
The voucher economics in ZIP 27536 are favorable for landlords. The Fair Market Rent (FMR) for the metro area in fiscal year 2026 is set at $960, whereas the market rent, measured by ZORI (Zillow Observed Rent Index), is slightly higher at $997. This means that landlords can expect a competitive rental price when accepting Section 8 vouchers, ensuring they are not significantly undercharging compared to the local market rates.
The data signature for ZIP 27536 reads as stable. The high rental rate suggests a consistent demand for affordable housing options, which aligns well with the availability of Section 8 vouchers. Additionally, the gap between median income and median home value highlights the importance of rental housing in the area, further supporting the stability of the rental market. Landlords and small-portfolio investors should take note of these factors when considering investments in Henderson, NC.
Data Sources: FMR data from HUD (2027). Median home prices from Zillow (2026-07-31). Demographics from U.S. Census (2024).
About FMR: Fair Market Rent (FMR) is used to determine payment standards for the Section 8 Housing Choice Voucher program, initial renewal rents for some expiring project-based Section 8 contracts, and rent ceilings for HOME Investment Partnerships.