HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Ellis County, Texas (FY 2027)
A two-bedroom in Ellis 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 Ellis 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
9th 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 Ellis actually rent for?
Search any address in Ellis 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 Ellis 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 Ellis, 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 Ellis in with 6 other counties in the Dallas metro, Dallas County, Collin County, Denton 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, Ellis ranks 9th 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 213,160 people live here, 25th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,070 in 75155 (Rice) and $2,250 in 75167 (Waxahachie), with the 15 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 |
|---|---|---|---|
| 75101 | Bardwell | $1,420 | -21.4% |
| 75119 | Ennis | $1,460 | -19.2% |
| 75120 | Ennis | $1,807County rate | — |
| 75125 | Ferris | $1,340 | -25.8% |
| 75152 | Palmer | $1,850 | +2.4% |
| 75154 | Red Oak | $1,780 | -1.5% |
| 75155 | Rice | $1,070 | -40.8% |
| 75165 | Waxahachie | $1,720 | -4.8% |
| 75167 | Waxahachie | $2,250 | +24.5% |
| 75168 | Waxahachie | $1,710 | -5.4% |
| 76041 | Forreston | $1,690 | -6.5% |
| 76064 | Maypearl | $1,750 | -3.2% |
| 76065 | Midlothian | $2,090 | +15.7% |
| 76623 | Avalon | $1,450 | -19.8% |
| 76651 | Italy | $1,350 | -25.3% |
| 76670 | Milford | $1,100 | -39.1% |
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 Ellis.
Nearby counties
Two-bedroom FMR, with how each compares to Ellis.
Navarro County
25 mi · 54,711 people
$1,139
-37%
Hill County
29 mi · 37,328 people
$1,080
-40%
Johnson County
31 mi · 195,597 people
$1,745
-3%
Dallas County
32 mi · 2,621,179 people
$1,807
same rate
Kaufman County
32 mi · 172,604 people
$1,807
same rate
Tarrant County
41 mi · 2,167,390 people
$1,745
-3%
Rockwall County
47 mi · 123,617 people
$1,807
same rate
Freestone County
51 mi · 20,049 people
$1,014
-44%
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 Ellis actually go for?
HUD's number is one input. Search any address in Ellis for a rent estimate built from nearby comps. Free to start, no card.
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