HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Ellis County, Texas (FY 2026)
A two-bedroom in Ellis County carries a FY 2026 Fair Market Rent of $1,931 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Ellis keys off that figure.
2 bedroom FMR
$1,931
FY 2026, utilities included
Payment standard range
$1,738 to $2,124
90% to 110% of FMR
Income to afford 2BR
$77,240
per year, at 30% of income
Rank in Texas
4th of 254
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Ellis moves to $1,807. That's down 6%. The full FY 2027 table is in the history section below.
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.
FY 2026 Fair Market Rents
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2025 |
|---|---|---|---|---|---|
| Studio | $1,582 | $1,424 to $1,740 | $63,280 | $30.42/hr | +3.3% |
| 1 bedroom | $1,648 | $1,483 to $1,813 | $65,920 | $31.69/hr | +2.6% |
| 2 bedroom | $1,931 | $1,738 to $2,124 | $77,240 | $37.13/hr | +2.5% |
| 3 bedroom | $2,431 | $2,188 to $2,674 | $97,240 | $46.75/hr | +3.0% |
| 4 bedroom | $3,091 | $2,782 to $3,400 | $123,640 | $59.44/hr | +1.9% |
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 | $3,555 | $3,200 to $3,911 |
| 6 bedroom Estimate | $4,018 | $3,616 to $4,420 |
| 7 bedroom Estimate | $4,482 | $4,034 to $4,930 |
| 8 bedroom Estimate | $4,946 | $4,451 to $5,441 |
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 Ellis, that runs from $1,582 for a studio up to $3,091 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 $1,931 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 4th for two-bedroom FMR. That's about 83% above the state median of $1,054 and about 90% above the national median county at $1,018. About 195,509 people live here, 25th in the state.
Counties sharing the Dallas metro rate
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,060 in 75155 (Rice) and $2,500 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 | $1,500 | -22.3% |
| 75119 | Ennis | $1,550 | -19.7% |
| 75120 | Ennis | $1,931County rate | — |
| 75125 | Ferris | $1,480 | -23.4% |
| 75152 | Palmer | $2,010 | +4.1% |
| 75154 | Red Oak | $1,860 | -3.7% |
| 75155 | Rice | $1,060 | -45.1% |
| 75165 | Waxahachie | $1,810 | -6.3% |
| 75167 | Waxahachie | $2,500 | +29.5% |
| 75168 | Waxahachie | $1,790 | -7.3% |
| 76041 | Forreston | $1,840 | -4.7% |
| 76064 | Maypearl | $1,900 | -1.6% |
| 76065 | Midlothian | $2,160 | +11.9% |
| 76623 | Avalon | $1,550 | -19.7% |
| 76651 | Italy | $1,460 | -24.4% |
| 76670 | Milford | $1,150 | -40.4% |
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 Ellis somewhere between $1,738 and $2,124. 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.
$1,931 a month is affordable, by HUD's 30% rule, on an income of roughly $77,240 a year. Put another way, $37 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% ($1,738) | HAP at 100% ($1,931) | HAP at 110% ($2,124) |
|---|---|---|---|---|
| $2,500 | $750 | $988 | $1,181 | $1,374 |
| $4,000 | $1,200 | $538 | $731 | $924 |
Rate history
The two-bedroom rate went up 2% from FY 2025 ($1,884) to FY 2026 ($1,931). Since FY 2020 it's up 47% in total, about 6.6% 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 | $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 2027 | $1,491 | $1,536 | $1,807 | $2,275 | $2,892 | -6.4% |
Nearby counties
Navarro County
$1,05525 mi · pop 52,834
Hill County
$1,02329 mi · pop 36,138
Johnson County
$1,72331 mi · pop 182,690
Dallas County
$1,93132 mi · pop 2,604,053
Kaufman County
$1,93132 mi · pop 149,773
Tarrant County
$1,72341 mi · pop 2,113,854
Rockwall County
$1,93147 mi · pop 110,631
Freestone County
$97351 mi · pop 19,599
Questions people ask
$1,931 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,582 for a studio, $1,648 for one bedroom, $2,431 for three and $3,091 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 Ellis actually go for?
HUD's number is one input. Search any address in Ellis for a rent estimate built from nearby comps. 3 free searches, no card.
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