HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Denton County, Texas (FY 2027)
A two-bedroom in Denton County carries a FY 2027 Fair Market Rent of $1,807 a month, effective October 1, 2026 through September 30, 2027. Everything Section 8 pays in Denton keys off that figure.
Two-bedroom FMR
$1,807
-6.4% from FY 2026
Payment standard
$1,626–$1,988
90% to 110% of the FMR, two-bedroom
Income to afford
$72,280
a year, with rent at 30% of income
Rank in Texas
8th of 254
by two-bedroom FMR, highest first
FY 2027 Fair Market Rents
Payment standard is the 90% to 110% band a housing authority can set. Income needed puts rent at 30% of gross income, and the hourly wage assumes a 40-hour week.
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2026 |
|---|---|---|---|---|---|
| Studio | $1,491 | $1,342–$1,640 | $59,640 | $28.67/hr | -5.8% |
| 1 bedroom | $1,536 | $1,382–$1,690 | $61,440 | $29.54/hr | -6.8% |
| 2 bedroom | $1,807 | $1,626–$1,988 | $72,280 | $34.75/hr | -6.4% |
| 3 bedroom | $2,275 | $2,048–$2,503 | $91,000 | $43.75/hr | -6.4% |
| 4 bedroom | $2,892 | $2,603–$3,181 | $115,680 | $55.62/hr | -6.4% |
Five to eight 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 | $3,326 | $2,993–$3,659 |
| 6 bedroom Estimate | $3,760 | $3,384–$4,136 |
| 7 bedroom Estimate | $4,193 | $3,774–$4,612 |
| 8 bedroom Estimate | $4,627 | $4,164–$5,090 |
Source: HUD Office of Policy Development and Research, FY 2027 Fair Market Rents. Rents include utilities. huduser.gov
Market check
HUD's number is one input. What does a two-bedroom in Denton actually rent for?
Search any address in Denton for a rent estimate built from nearby comps, with the HUD figure right next to it.
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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 Denton somewhere between $1,626 and $1,988. 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.
$1,807 a month is affordable, by HUD's 30% rule, on an income of roughly $72,280 a year. Put another way, $35 an hour full time.
Worked example for a two-bedroom renting at the payment standard. The tenant pays 30% of monthly income and the voucher covers the rest.
| Monthly household income | Tenant pays (30%) | Voucher pays at 90%$1,626 | Voucher pays at 100%$1,807 | Voucher pays at 110%$1,988 |
|---|---|---|---|---|
| $2,500 | $750 | $876 | $1,057 | $1,238 |
| $4,000 | $1,200 | $426 | $607 | $788 |
Rate history
The two-bedroom rate went down 6% from FY 2026 ($1,931) to FY 2027 ($1,807). Since FY 2020 it's up 38% in total, about 4.7% a year. The Texas median moved up 5% over the same year.
| Fiscal year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $957 | $1,093 | $1,314 | $1,727 | $2,262 | — |
| FY 2021 | $1,029 | $1,134 | $1,352 | $1,746 | $2,309 | +2.9% |
| FY 2022 | $1,076 | $1,150 | $1,362 | $1,736 | $2,280 | +0.7% |
| FY 2023 | $1,259 | $1,326 | $1,565 | $1,972 | $2,572 | +14.9% |
| FY 2024 | $1,426 | $1,500 | $1,758 | $2,212 | $2,847 | +12.3% |
| FY 2025 | $1,531 | $1,606 | $1,884 | $2,361 | $3,033 | +7.2% |
| FY 2026 | $1,582 | $1,648 | $1,931 | $2,431 | $3,091 | +2.5% |
| FY 2027In effect | $1,491 | $1,536 | $1,807 | $2,275 | $2,892 | -6.4% |
About this rate
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 2027 that's October 1, 2026 through September 30, 2027. In Denton, that runs from $1,491 for a studio up to $2,892 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 Denton in with 6 other counties in the Dallas metro, Dallas County, Collin County, Ellis County among them, and every one of them gets $1,807 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, Denton ranks 8th for two-bedroom FMR. That's about 64% above the state median of $1,105 and about 70% above the national median county at $1,063. About 979,561 people live here, 7th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,480 in 76201 (Denton) and $2,710 in 76226 (Argyle), with the 30 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 |
|---|---|---|---|
| 75007 | Carrollton | $1,840 | +1.8% |
| 75010 | Carrollton | $2,070 | +14.6% |
| 75022 | Flower Mound | $2,420 | +33.9% |
| 75027 | Flower Mound | $1,890 | +4.6% |
| 75028 | Flower Mound | $2,580 | +42.8% |
| 75029 | Lewisville | $1,890 | +4.6% |
| 75056 | The Colony | $2,100 | +16.2% |
| 75057 | Lewisville | $1,860 | +2.9% |
| 75065 | Lake Dallas | $1,910 | +5.7% |
| 75067 | Lewisville | $1,900 | +5.1% |
| 75068 | Little Elm | $2,530 | +40.0% |
| 75077 | Lewisville | $2,200 | +21.7% |
| 76201 | Denton | $1,480 | -18.1% |
| 76202 | Denton | $1,890 | +4.6% |
| 76203 | Denton | $1,480 | -18.1% |
| 76204 | Denton | $1,890 | +4.6% |
| 76205 | Denton | $1,590 | -12.0% |
| 76206 | Denton | $1,890 | +4.6% |
| 76207 | Denton | $1,920 | +6.3% |
| 76208 | Denton | $1,820 | +0.7% |
| 76209 | Denton | $1,600 | -11.5% |
| 76210 | Denton | $2,030 | +12.3% |
| 76226 | Argyle | $2,710 | +50.0% |
| 76227 | Aubrey | $2,300 | +27.3% |
| 76247 | Justin | $2,410 | +33.4% |
| 76249 | Krum | $1,950 | +7.9% |
| 76258 | Pilot Point | $1,500 | -17.0% |
| 76259 | Ponder | $1,590 | -12.0% |
| 76262 | Roanoke | $2,030 | +12.3% |
| 76266 | Sanger | $1,680 | -7.0% |
Counties sharing the Dallas metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,807 two-bedroom figure as Denton.
Nearby counties
Two-bedroom FMR, with how each compares to Denton.
Collin County
26 mi · 1,163,337 people
$1,807
same rate
Tarrant County
28 mi · 2,167,390 people
$1,745
-3%
Dallas County
30 mi · 2,621,179 people
$1,807
same rate
Wise County
30 mi · 75,005 people
$1,164
-36%
Cooke County
31 mi · 43,046 people
$1,314
-27%
Grayson County
40 mi · 143,337 people
$1,395
-23%
Rockwall County
42 mi · 123,617 people
$1,807
same rate
Parker County
47 mi · 165,168 people
$1,745
-3%
Questions people ask
$1,807 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,491 for a studio, $1,536 for one bedroom, $2,275 for three and $2,892 for four.
Tools for this county
Fair Market Rent lookup
Any ZIP code's Small Area FMR by bedroom count
Section 8 rent calculator
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
The income a household needs for a given rent
What does a rental in Denton actually go for?
HUD's number is one input. Search any address in Denton for a rent estimate built from nearby comps. Free to start, no card.
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