Look up HUD rent benchmarks by bedroom and ZIP code, then estimate cash flow with your own price and costs.
HUD rent dataRaleigh-Cary, NC MSA
3-bedroom gross-rent benchmark
$2,196 / month
+0.2% from FY2025.
FY2026 · effective Oct 1, 2025
Includes tenant-paid utilities. A benchmark, not an approved rent or property-specific estimate.
Published rent benchmarks
FY2025
$2,192
FY2026
$2,196
FY2027
$2,103
HUD schedules for the selected bedroom count. Changes are not a rent forecast.
Raleigh-Cary, NC MSA · Monthly gross rents
Bedroom count
FY2025
FY2026 · current
FY2027 · upcoming
Studio
$1,533
$1,524
$1,489
1 bedroom
$1,592
$1,596
$1,552
2 bedrooms
$1,763
$1,750
$1,689
3 bedrooms
$2,192
$2,196
$2,103
4 bedrooms
$2,961
$2,936
$2,823
FY2026 HUD area coverage: Franklin County, NC; Johnston County, NC; Wake County, NC. ZIP schedules may cover portions of this area.
Compare rents by ZIP code
Monthly HUD gross-rent benchmarks, including tenant-paid utilities. Choose 2–4 ZIPs to compare.
86 ZIP codes across published schedules
ZIP rent table
FY2026 monthly gross rents by ZIP.
ZIP
Studio
1 bedroom
2 bedrooms
3 bedrooms
4 bedrooms
$1,170
$1,190
$1,350
$1,660
$2,200
$1,860
$1,950
$2,140
$2,690
$3,590
$1,170
$1,190
$1,350
$1,660
$2,200
$1,170
$1,190
$1,350
$1,660
$2,200
$1,410
$1,480
$1,620
$2,030
$2,720
$1,580
$1,650
$1,810
$2,270
$3,040
$1,670
$1,750
$1,920
$2,410
$3,220
$1,660
$1,730
$1,900
$2,380
$3,190
$1,950
$2,040
$2,240
$2,810
$3,740
$1,420
$1,490
$1,630
$2,050
$2,730
$1,200
$1,260
$1,400
$1,830
$2,200
$1,820
$1,920
$2,110
$2,640
$3,470
$1,170
$1,190
$1,350
$1,660
$2,200
$1,170
$1,190
$1,350
$1,660
$2,200
$1,580
$1,650
$1,830
$2,330
$3,070
$1,660
$1,740
$1,910
$2,400
$3,200
$1,170
$1,190
$1,350
$1,660
$2,200
$1,450
$1,510
$1,660
$2,080
$2,780
$1,170
$1,190
$1,350
$1,660
$2,200
$1,780
$1,860
$2,040
$2,560
$3,420
$1,840
$1,920
$2,110
$2,650
$3,540
$1,170
$1,190
$1,350
$1,660
$2,200
$1,170
$1,190
$1,350
$1,660
$2,200
$1,560
$1,630
$1,790
$2,250
$3,000
$1,170
$1,190
$1,350
$1,660
$2,200
$1,170
$1,190
$1,350
$1,660
$2,200
$1,170
$1,190
$1,350
$1,660
$2,200
$1,930
$2,020
$2,230
$2,790
$3,660
$1,750
$1,830
$2,020
$2,530
$3,350
$1,170
$1,190
$1,350
$1,660
$2,200
$1,170
$1,190
$1,350
$1,660
$2,200
$1,530
$1,600
$1,750
$2,210
$2,930
$1,170
$1,190
$1,350
$1,660
$2,200
$1,170
$1,190
$1,350
$1,660
$2,200
$1,530
$1,600
$1,750
$2,210
$2,930
$1,580
$1,650
$1,810
$2,270
$3,040
$1,170
$1,190
$1,350
$1,660
$2,200
$1,300
$1,360
$1,490
$1,870
$2,500
$1,170
$1,190
$1,350
$1,660
$2,200
$1,170
$1,190
$1,350
$1,660
$2,200
$1,210
$1,260
$1,390
$1,740
$2,310
$1,170
$1,190
$1,350
$1,660
$2,200
$1,600
$1,680
$1,840
$2,310
$3,090
$1,580
$1,650
$1,810
$2,270
$3,040
$1,450
$1,520
$1,670
$2,100
$2,800
$1,500
$1,570
$1,720
$2,160
$2,890
$1,680
$1,760
$1,930
$2,420
$3,240
$1,520
$1,600
$1,750
$2,200
$2,940
$1,550
$1,620
$1,780
$2,230
$2,990
$1,530
$1,610
$1,760
$2,210
$2,950
$1,590
$1,660
$1,820
$2,280
$3,050
$1,340
$1,400
$1,540
$1,930
$2,580
$1,580
$1,650
$1,810
$2,270
$3,040
$1,790
$1,880
$2,060
$2,580
$3,460
$1,520
$1,590
$1,740
$2,180
$2,910
$1,620
$1,700
$1,860
$2,330
$3,120
$1,720
$1,800
$1,970
$2,470
$3,300
$1,590
$1,660
$1,820
$2,280
$3,050
$1,750
$1,830
$2,010
$2,520
$3,360
$1,580
$1,650
$1,810
$2,270
$3,040
$1,580
$1,650
$1,810
$2,270
$3,040
$1,580
$1,650
$1,810
$2,270
$3,040
$1,580
$1,650
$1,810
$2,270
$3,040
$1,580
$1,650
$1,810
$2,270
$3,040
$1,580
$1,650
$1,810
$2,270
$3,040
$1,580
$1,650
$1,810
$2,270
$3,040
$1,580
$1,650
$1,810
$2,270
$3,040
$1,580
$1,650
$1,810
$2,270
$3,040
$1,580
$1,650
$1,810
$2,270
$3,040
$1,580
$1,650
$1,810
$2,270
$3,040
$1,580
$1,650
$1,810
$2,270
$3,040
$1,580
$1,650
$1,810
$2,270
$3,040
$1,580
$1,650
$1,810
$2,270
$3,040
$1,580
$1,650
$1,810
$2,270
$3,040
$1,580
$1,650
$1,810
$2,270
$3,040
$1,550
$1,620
$1,780
$2,230
$2,990
$1,580
$1,650
$1,810
$2,270
$3,040
$1,580
$1,650
$1,810
$2,270
$3,040
$1,450
$1,540
$1,750
$2,160
$2,550
$1,570
$1,670
$1,900
$2,350
$2,760
$1,170
$1,190
$1,350
$1,660
$2,200
$1,170
$1,190
$1,350
$1,660
$2,200
$1,170
$1,190
$1,350
$1,660
$2,200
$1,170
$1,190
$1,350
$1,660
$2,200
$1,170
$1,190
$1,350
$1,660
$2,200
$1,170
$1,190
$1,350
$1,660
$2,200
Choose up to four ZIPs.
Local rental households
2020–2024 ACS 5-year. Figures cover the selected county, which may be only part of the current HUD rental area.
Franklin County, North Carolina
Rental households
Rental households
6,109
Share of occupied homes rented
21.4%
Rent burden
Spend 30%+ of income on rent
54.6%
Spend 50%+ of income on rent
30.5%
Among renter households with a calculated rent-to-income ratio.
Rental housing types
Single-unit homes
47.0%
Buildings with 2–4 units
8.8%
Buildings with 5+ units
10.8%
Other rental homes
33.4%
Estimates & margins of error
Franklin County, North Carolina · 2020–2024 ACS 5-year · 90% margins of error
Measure
Estimate
Margin of error
Rental households
6,109
±625
Share of occupied homes rented
21.4%
±2.2 percentage points
Spend 30%+ of income on rent
54.6%
±6.2 percentage points
Spend 50%+ of income on rent
30.5%
±6.3 percentage points
Single-unit homes
47.0%
±5.0 percentage points
Buildings with 2–4 units
8.8%
±3.6 percentage points
Buildings with 5+ units
10.8%
±3.5 percentage points
Other rental homes
33.4%
±5.6 percentage points
These are survey estimates. Margins of error for percentages follow Census guidance; small differences may not be meaningful.
Johnston County, North Carolina
Rental households
Rental households
20,499
Share of occupied homes rented
23.9%
Rent burden
Spend 30%+ of income on rent
48.2%
Spend 50%+ of income on rent
23.7%
Among renter households with a calculated rent-to-income ratio.
Rental housing types
Single-unit homes
50.7%
Buildings with 2–4 units
12.3%
Buildings with 5+ units
19.0%
Other rental homes
18.0%
Estimates & margins of error
Johnston County, North Carolina · 2020–2024 ACS 5-year · 90% margins of error
Measure
Estimate
Margin of error
Rental households
20,499
±1,263
Share of occupied homes rented
23.9%
±1.5 percentage points
Spend 30%+ of income on rent
48.2%
±4.9 percentage points
Spend 50%+ of income on rent
23.7%
±4.4 percentage points
Single-unit homes
50.7%
±4.2 percentage points
Buildings with 2–4 units
12.3%
±2.5 percentage points
Buildings with 5+ units
19.0%
±3.7 percentage points
Other rental homes
18.0%
±2.4 percentage points
These are survey estimates. Margins of error for percentages follow Census guidance; small differences may not be meaningful.
Wake County, North Carolina
Rental households
Rental households
165,106
Share of occupied homes rented
35.9%
Rent burden
Spend 30%+ of income on rent
48.3%
Spend 50%+ of income on rent
22.0%
Among renter households with a calculated rent-to-income ratio.
Rental housing types
Single-unit homes
30.8%
Buildings with 2–4 units
8.8%
Buildings with 5+ units
57.4%
Other rental homes
3.0%
Estimates & margins of error
Wake County, North Carolina · 2020–2024 ACS 5-year · 90% margins of error
Measure
Estimate
Margin of error
Rental households
165,106
±3,068
Share of occupied homes rented
35.9%
±0.6 percentage points
Spend 30%+ of income on rent
48.3%
±1.5 percentage points
Spend 50%+ of income on rent
22.0%
±0.9 percentage points
Single-unit homes
30.8%
±1.0 percentage points
Buildings with 2–4 units
8.8%
±0.7 percentage points
Buildings with 5+ units
57.4%
±1.5 percentage points
Other rental homes
3.0%
±0.4 percentage points
These are survey estimates. Margins of error for percentages follow Census guidance; small differences may not be meaningful.
Census sources & definitions
2020–2024 ACS 5-year combines five years of survey responses. These describe the survey period, not today’s market. Rental households are renter-occupied homes. Housing types refer to the building containing each rental; “other” includes mobile homes, boats, RVs and similar housing.
Source: U.S. Census Bureau, tables B25003, B25070 and B25032. Statistical guidance. Data checked Sep 22, 2026. Rental Wire is not affiliated with or endorsed by the Census Bureau.
Start with the HUD benchmark or enter your expected lease rent. Price and cost defaults are examples, not local estimates.
Monthly cash flow before income tax
$293
Based on example price and costs. Edit them for your property.
Lease rent used
$2,046
Upfront cash
$53,500
Sources, dates & coverage
Raleigh-Cary, NC MSA. HUD area ID: METRO39580M39580. Coverage: Franklin County, NC; Johnston County, NC; Wake County, NC.
HUD gross-rent benchmarks include tenant-paid basic utilities, excluding phone, cable and internet. They are not asking-rent quotes, approved Section 8 rents or housing-authority payment standards.
HUD data checked Sep 22, 2026. Changes can reflect methodology and geographic coverage as well as rents. Missing data and figures that cannot be compared are marked unavailable. Future schedules are labelled upcoming.
Source: U.S. Department of Housing and Urban Development. HUD public-domain reuse policy, section 1.D. Rental Wire is not affiliated with or endorsed by HUD. Retain the source, geography and fiscal year when sharing data.
Calculation assumptions
Cash flow is rent less vacancy, operating costs, replacement reserves and fixed-rate mortgage payments, including principal. Tax deductions, sale proceeds and appreciation are outside this first-year calculation. The target price uses the same rent, expense amounts, mortgage rate, down-payment percentage and closing-cost percentage. Property taxes and lender terms may change with the actual purchase price.
When using a HUD benchmark, we subtract tenant-paid utilities to estimate lease rent. Custom rent is used as entered. Add utilities you pay to operating costs. This does not determine a voucher subsidy or a housing authority's approved rent.