HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Bexar County, Texas (FY 2026)
$1,426 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Bexar County, and it's the baseline every voucher in Bexar is measured against.
2 bedroom FMR
$1,426
FY 2026, utilities included
Payment standard range
$1,283 to $1,569
90% to 110% of FMR
Income to afford 2BR
$57,040
per year, at 30% of income
Rank in Texas
31st of 254
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Bexar moves to $1,441. That's up 1%. The full FY 2027 table is in the history section below.
Market check
Two-bedrooms in San Antonio are asking $1,331. HUD says $1,426.
That's 7% below the county FMR. Median asking rent across 17 San Antonio ZIP codes with active 2BR listings. FMR includes utilities and asking rents usually don't, so the true gap is a little smaller.
Comps for a specific address
A rent estimate built from nearby listings, next to the HUD number.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $1,077 | $969 to $1,185 | $43,080 | $20.71/hr | -3.5% |
| 1 bedroom | $1,177 | $1,059 to $1,295 | $47,080 | $22.63/hr | -4.4% |
| 2 bedroom | $1,426 | $1,283 to $1,569 | $57,040 | $27.42/hr | -5.0% |
| 3 bedroom | $1,830 | $1,647 to $2,013 | $73,200 | $35.19/hr | -4.0% |
| 4 bedroom | $2,132 | $1,919 to $2,345 | $85,280 | $41.00/hr | -4.9% |
5 to 8 bedrooms (PropMetrics estimates)
HUD stops at four bedrooms. These add 15% of the four-bedroom rent per extra bedroom. It's our estimate, not a HUD number.
| Bedrooms | Estimated FMR | Payment standard |
|---|---|---|
| 5 bedroom Estimate | $2,452 | $2,207 to $2,697 |
| 6 bedroom Estimate | $2,772 | $2,495 to $3,049 |
| 7 bedroom Estimate | $3,091 | $2,782 to $3,400 |
| 8 bedroom Estimate | $3,411 | $3,070 to $3,752 |
Source: HUD Office of Policy Development and Research, FY 2026 Fair Market Rents. Rents include utilities. huduser.gov
Fair Market Rent is HUD's estimate of what a modest, decent unit rents for in an area, utilities included. It's set once a year and runs October to September. For FY 2026 that's October 1, 2025 through September 30, 2026. In Bexar, that runs from $1,077 for a studio up to $2,132 for four bedrooms, all five rates in the table above.
This is a metro rate. The county doesn't get one of its own. HUD lumps Bexar in with 4 other counties in the San Antonio-New Braunfels metro, Guadalupe County, Comal County, Wilson County among them, and every one of them gets $1,426 for a two-bedroom. Where you are inside the metro doesn't change the county number. It does change the ZIP number, covered below.
Among Texas's 254 counties, Bexar ranks 31st for two-bedroom FMR. That's about 35% above the state median of $1,054 and about 40% above the national median county at $1,018. About 2,014,059 people live here, 4th in the state.
Counties sharing the San Antonio-New Braunfels metro rate
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $970 in 78101 (Adkins) and $2,140 in 78234 (Jbsa Ft Sam Houston), with the 95 ZIP codes in between. Housing authorities in HUD-designated metros use those ZIP rates instead of the county rate. Everywhere else the ZIP numbers show where rents actually sit, and the county rate stays the official standard.
| ZIP | City | 2BR rate | vs county |
|---|---|---|---|
| 78002 | Atascosa | $1,330 | -6.7% |
| 78015 | Boerne | $1,870 | +31.1% |
| 78023 | Helotes | $1,930 | +35.3% |
| 78054 | Macdona | $1,410 | -1.1% |
| 78069 | Somerset | $1,090 | -23.6% |
| 78073 | Von Ormy | $1,180 | -17.3% |
| 78101 | Adkins | $970 | -32.0% |
| 78109 | Converse | $1,740 | +22.0% |
| 78112 | Elmendorf | $1,350 | -5.3% |
| 78148 | Universal City | $1,380 | -3.2% |
| 78150 | Jbsa Randolph | $1,410 | -1.1% |
| 78152 | Saint Hedwig | $1,890 | +32.5% |
| 78201 | San Antonio | $1,280 | -10.2% |
| 78202 | San Antonio | $1,350 | -5.3% |
| 78203 | San Antonio | $1,110 | -22.2% |
| 78204 | San Antonio | $1,570 | +10.1% |
| 78205 | San Antonio | $1,470 | +3.1% |
| 78206 | San Antonio | $1,410 | -1.1% |
| 78207 | San Antonio | $1,060 | -25.7% |
| 78208 | San Antonio | $1,020 | -28.5% |
| 78209 | San Antonio | $1,620 | +13.6% |
| 78210 | San Antonio | $1,230 | -13.7% |
| 78211 | San Antonio | $1,150 | -19.4% |
| 78212 | San Antonio | $1,400 | -1.8% |
| 78213 | San Antonio | $1,430 | +0.3% |
| 78214 | San Antonio | $1,080 | -24.3% |
| 78215 | San Antonio | $1,970 | +38.1% |
| 78216 | San Antonio | $1,490 | +4.5% |
| 78217 | San Antonio | $1,440 | +1.0% |
| 78218 | San Antonio | $1,320 | -7.4% |
| 78219 | San Antonio | $1,230 | -13.7% |
| 78220 | San Antonio | $1,350 | -5.3% |
| 78221 | San Antonio | $1,260 | -11.6% |
| 78222 | San Antonio | $1,390 | -2.5% |
| 78223 | San Antonio | $1,250 | -12.3% |
| 78224 | San Antonio | $1,260 | -11.6% |
| 78225 | San Antonio | $1,140 | -20.1% |
| 78226 | San Antonio | $1,150 | -19.4% |
| 78227 | San Antonio | $1,220 | -14.4% |
| 78228 | San Antonio | $1,220 | -14.4% |
What a voucher pays here
The voucher doesn't pay the FMR itself. It pays the payment standard. Housing authorities set it anywhere from 90% to 110% of FMR, which puts a two-bedroom standard in Bexar somewhere between $1,283 and $1,569. The tenant pays roughly 30% of their income, the voucher covers the rest up to the standard, and the PHA won't approve a rent above what comparable unassisted units get.
$1,426 a month is affordable, by HUD's 30% rule, on an income of roughly $57,040 a year. Put another way, $27 an hour full time.
Worked example for a two-bedroom, assuming the rent equals the payment standard. Tenant pays 30% of monthly income, HUD's housing assistance payment covers the rest.
| Monthly household income | Tenant pays (30%) | HAP at 90% ($1,283) | HAP at 100% ($1,426) | HAP at 110% ($1,569) |
|---|---|---|---|---|
| $2,500 | $750 | $533 | $676 | $819 |
| $4,000 | $1,200 | $83 | $226 | $369 |
Rate history
The two-bedroom rate went down 5% from FY 2025 ($1,501) to FY 2026 ($1,426). Since FY 2020 it's up 36% in total, about 5.2% a year. The Texas median moved up 7% over the same year.
| Year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $702 | $851 | $1,051 | $1,372 | $1,691 | — |
| FY 2021 | $761 | $912 | $1,114 | $1,446 | $1,793 | +6.0% |
| FY 2022 | $815 | $961 | $1,165 | $1,500 | $1,849 | +4.6% |
| FY 2023 | $918 | $1,057 | $1,282 | $1,631 | $1,987 | +10.0% |
| FY 2024 | $1,067 | $1,197 | $1,458 | $1,846 | $2,206 | +13.7% |
| FY 2025 | $1,116 | $1,231 | $1,501 | $1,907 | $2,243 | +2.9% |
| FY 2026 | $1,077 | $1,177 | $1,426 | $1,830 | $2,132 | -5.0% |
| FY 2027 | $1,099 | $1,196 | $1,441 | $1,864 | $2,163 | +1.1% |
Nearby counties
Comal County
$1,42628 mi · pop 165,201
Guadalupe County
$1,42630 mi · pop 173,828
Medina County
$1,19631 mi · pop 51,432
Wilson County
$1,42632 mi · pop 50,381
Kendall County
$1,65034 mi · pop 45,376
Atascosa County
$1,09836 mi · pop 49,403
Bandera County
$1,42648 mi · pop 21,182
Frio County
$1,08849 mi · pop 18,151
Questions people ask
$1,426 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,077 for a studio, $1,177 for one bedroom, $1,830 for three and $2,132 for four.
Tools for this county
Fair Market Rent lookup
Look up any ZIP code's Small Area FMR by bedroom count.
Section 8 rent calculator
Work out the payment standard and tenant share for a specific rent.
What is Fair Market Rent?
How HUD calculates FMR and what it means for landlords.
Rent affordability calculator
See what income a household needs for a given rent.
What does a rental in Bexar actually go for?
HUD's number is one input. Search any address in Bexar for a rent estimate built from nearby comps. 3 free searches, no card.
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