Key Points
- HUD released its FY 2026 income limits on May 1, 2026, resetting the Area Median Income (AMI) figures that govern tenant eligibility and maximum rents across the Carolinas; the new limits took effect immediately.
- Because most SAHA partner properties cap tenant eligibility and rents at a percentage of AMI, changes in the underlying median directly shift allowable income thresholds and maximum rents — properties in markets where AMI declined face the most urgent review.
- South Carolina's statewide median rose 5.9%, from $90,500 to $95,800, with county-level swings ranging from Lancaster's +21.6% gain to Greenwood's -8.9% decline.
- North Carolina's statewide median rose 3.1%, from $95,000 to $97,900; Rowan County (Salisbury) saw the steepest drop of any Carolinas county at -12.0%, followed by Rockingham at -8.0%.
- FY 2026 maximum rents at 80% AMI are published for selected Carolinas counties by unit size, reflecting HUD's base rent column assuming tenant-paid utilities.
- Partners must update compliance systems to FY 2026 figures, re-confirm tenant eligibility, and review maximum rents — with particular attention to properties in counties where AMI declined.
On May 1, 2026, the U.S. Department of Housing and Urban Development (HUD) released its FY 2026 income limits, resetting the Area Median Income (AMI) figures that govern tenant eligibility and maximum rents at affordable housing properties. The new limits took effect immediately and apply across the Carolinas. This alert summarizes the changes that matter most for SAHA partner properties and the steps to take this cycle.
Why This Matters for Partner Properties
Most SAHA partner properties tie tenant eligibility and rent ceilings to a percentage of AMI (for example, 50%, 60%, or 80%). When HUD revises the underlying median income for a county or metro area, the dollar thresholds for qualifying households and the maximum allowable rents move with it. Where AMI rises, properties generally gain headroom on both income eligibility and rents; where AMI falls, that headroom contracts and current rents or tenant certifications may need to be revisited. Because several Carolinas markets moved sharply this year — in both directions — it is worth confirming each property against the new figures.
South Carolina
South Carolina's statewide median family income rose 5.9%, from $90,500 in FY 2025 to $95,800 in FY 2026. County-level changes varied widely, from double-digit increases in several markets to declines in a handful of others.
| County / Area | FY 2025 | FY 2026 | % Change |
|---|---|---|---|
| Lancaster | $93,700 | $113,900 | +21.6% |
| Orangeburg | $62,600 | $73,300 | +17.1% |
| Kershaw | $84,400 | $97,800 | +15.9% |
| Spartanburg | $82,400 | $91,200 | +10.7% |
| Greenville / Pickens | $97,300 | $106,400 | +9.4% |
| Anderson | $87,100 | $95,100 | +9.2% |
| Charleston / Berkeley / Dorchester | $110,900 | $117,500 | +5.9% |
| York | $112,200 | $117,400 | +4.6% |
| Beaufort | $112,500 | $113,000 | +0.4% |
| Richland / Lexington (Columbia) | $92,700 | $92,400 | -0.3% |
| Horry (Myrtle Beach) | $87,200 | $86,000 | -1.4% |
| Greenwood | $81,900 | $74,600 | -8.9% |
Source: HUD FY 2025 and FY 2026 county income limits, four-person household at 100% AMI.
Lancaster led the state with a 21.6% jump, and Orangeburg (+17.1%) and Kershaw (+15.9%) also saw large gains. Among the Upstate markets where SAHA is most active, Spartanburg rose 10.7%, the Greenville/Pickens metro 9.4%, and Anderson 9.2% — each expanding income and rent headroom for partner properties. Greenwood was the notable outlier on the downside, falling 8.9%, and the Columbia and Myrtle Beach markets edged slightly lower. Properties in declining markets should confirm that existing rents and tenant incomes still fit within the new limits.
North Carolina
North Carolina's statewide median family income rose 3.1%, from $95,000 in FY 2025 to $97,900 in FY 2026 — a more modest statewide move than South Carolina's, but again with wide county-level variation.
| County / Area | FY 2025 | FY 2026 | % Change |
|---|---|---|---|
| Lee (Sanford) | $73,900 | $85,400 | +15.6% |
| Davie / Forsyth / Stokes / Yadkin (Winston-Salem) | $86,700 | $96,700 | +11.5% |
| Buncombe / Henderson / Madison (Asheville) | $93,100 | $103,200 | +10.9% |
| Pender | $101,400 | $110,600 | +9.1% |
| Guilford (Greensboro) | $85,600 | $91,500 | +6.9% |
| Onslow (Jacksonville) | $80,800 | $85,400 | +5.7% |
| Mecklenburg / Cabarrus / Gaston / Union (Charlotte) | $112,200 | $117,400 | +4.6% |
| Cumberland (Fayetteville) | $79,000 | $81,900 | +3.7% |
| Durham / Orange / Chatham | $126,200 | $129,900 | +2.9% |
| Wake / Johnston / Franklin (Raleigh) | $132,700 | $132,300 | -0.3% |
| New Hanover (Wilmington) | $110,900 | $109,200 | -1.5% |
| Rockingham | $83,300 | $76,600 | -8.0% |
| Rowan (Salisbury) | $89,800 | $79,000 | -12.0% |
Source: HUD FY 2025 and FY 2026 county income limits, four-person household at 100% AMI.
Lee County (Sanford) posted the largest increase at 15.6%, followed by the Winston-Salem metro (+11.5%) and Asheville (+10.9%). The Raleigh metro continues to carry the highest absolute AMI in the Carolinas at $132,300, even after a slight 0.3% dip. On the downside, Rowan (Salisbury) fell the most of any Carolinas county at 12.0%, with Rockingham down 8.0% and Wilmington off 1.5%. As in South Carolina, properties in markets with falling AMIs warrant a closer look this cycle.
FY 2026 Maximum Rents at 80% AMI: Selected Counties
The following are FY 2026 maximum rents at 80% AMI for selected Carolinas counties, by unit size. Figures reflect HUD's base rent column, which assumes tenant-paid utilities; "n/a" indicates a bedroom count HUD did not separately publish for that area.
| County / Area | Studio | 1 BR | 2 BR | 3 BR | 4 BR |
|---|---|---|---|---|---|
| Lancaster | $1,435 | $1,538 | $1,845 | $2,132 | n/a |
| Spartanburg | $1,265 | $1,355 | $1,626 | $1,879 | $2,096 |
| Greenville / Pickens | $1,489 | $1,595 | $1,914 | $2,212 | $2,468 |
| Charleston / Berkeley / Dorchester | $1,645 | $1,762 | $2,115 | $2,444 | $2,726 |
| Richland / Lexington (Columbia) | $1,294 | $1,386 | $1,664 | $1,922 | $2,144 |
| Horry (Myrtle Beach) | $1,205 | $1,291 | $1,549 | $1,789 | $1,996 |
| Greenwood | $1,045 | $1,120 | $1,344 | $1,552 | $1,612 |
| Lee (Sanford) | $1,176 | $1,260 | $1,512 | $1,748 | n/a |
| Davie / Forsyth / Stokes / Yadkin (Winston-Salem) | $1,335 | $1,430 | $1,716 | $1,982 | $2,059 |
| Buncombe / Henderson / Madison (Asheville) | $1,434 | $1,536 | $1,844 | $2,130 | n/a |
| Guilford (Greensboro) | $1,281 | $1,373 | $1,648 | $1,904 | n/a |
| Mecklenburg / Cabarrus / Gaston / Union (Charlotte) | $1,644 | $1,761 | $2,114 | $2,442 | $2,724 |
| Durham / Orange / Chatham | $1,780 | $1,908 | $2,289 | $2,644 | n/a |
| Wake / Johnston / Franklin (Raleigh) | $1,852 | $1,985 | $2,382 | $2,752 | n/a |
| Rowan (Salisbury) | $1,168 | $1,251 | $1,501 | $1,734 | n/a |
Source: HUD FY 2026 rent limits, base rent column (tenant-paid utilities). "n/a" = bedroom count not separately published by HUD.
What to Address This Cycle
- Update income and rent limits in your compliance system to the FY 2026 figures for each property's county or metro area.
- Re-confirm tenant eligibility against the new limits, with particular attention to properties in counties where AMI declined.
- Review maximum rents and adjust scheduled rents where the new limits allow an increase or require a reduction.
- Document the effective date of the new limits and apply them at the next certification or lease action as your program requires.
- Flag any property where a falling AMI could push an existing tenant or rent out of compliance, and plan corrective steps early.