HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Gray County, Texas (FY 2026)
$1,037 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Gray County, and it's the baseline every voucher in Gray is measured against.
2 bedroom FMR
$1,037
FY 2026, utilities included
Payment standard range
$933 to $1,141
90% to 110% of FMR
Income to afford 2BR
$41,480
per year, at 30% of income
Rank in Texas
136th of 254
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Gray moves to $1,083. That's up 4%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Gray actually rent for?
Search any address in Gray 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 | $785 | $707 to $864 | $31,400 | $15.10/hr | +7.2% |
| 1 bedroom | $790 | $711 to $869 | $31,600 | $15.19/hr | +7.2% |
| 2 bedroom | $1,037 | $933 to $1,141 | $41,480 | $19.94/hr | +7.2% |
| 3 bedroom | $1,243 | $1,119 to $1,367 | $49,720 | $23.90/hr | +6.7% |
| 4 bedroom | $1,373 | $1,236 to $1,510 | $54,920 | $26.40/hr | +7.1% |
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 | $1,579 | $1,421 to $1,737 |
| 6 bedroom Estimate | $1,785 | $1,607 to $1,964 |
| 7 bedroom Estimate | $1,991 | $1,792 to $2,190 |
| 8 bedroom Estimate | $2,197 | $1,977 to $2,417 |
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 Gray, that runs from $785 for a studio up to $1,373 for four bedrooms, all five rates in the table above.
Because Gray sits outside any HUD metro area, its rate is a county-wide figure built from local rents. One number covers every address in the county, Pampa included.
Among Texas's 254 counties, Gray ranks 136th for two-bedroom FMR. That's within a couple percent of the state median of $1,054 and within a couple percent of the national median county at $1,018. About 21,272 people live here, 113th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,030 in 79065 (Pampa) and $1,130 in 79057 (Mclean), with the 5 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.
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 Gray somewhere between $933 and $1,141. 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.
$1,037 a month is affordable, by HUD's 30% rule, on an income of roughly $41,480 a year. Put another way, $20 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% ($933) | HAP at 100% ($1,037) | HAP at 110% ($1,141) |
|---|---|---|---|---|
| $2,500 | $750 | $183 | $287 | $391 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 7% from FY 2025 ($967) to FY 2026 ($1,037). Since FY 2020 it's up 33% in total, about 4.9% 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 | $576 | $590 | $777 | $1,033 | $1,168 | — |
| FY 2021 | $597 | $618 | $814 | $1,107 | $1,204 | +4.8% |
| FY 2022 | $574 | $654 | $861 | $1,067 | $1,168 | +5.8% |
| FY 2023 | $610 | $693 | $912 | $1,110 | $1,227 | +5.9% |
| FY 2024 | $773 | $779 | $1,023 | $1,237 | $1,362 | +12.2% |
| FY 2025 | $732 | $737 | $967 | $1,165 | $1,282 | -5.5% |
| FY 2026 | $785 | $790 | $1,037 | $1,243 | $1,373 | +7.2% |
| FY 2027 | $823 | $828 | $1,083 | $1,290 | $1,423 | +4.4% |
Nearby counties
Questions people ask
$1,037 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $785 for a studio, $790 for one bedroom, $1,243 for three and $1,373 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 Gray actually go for?
HUD's number is one input. Search any address in Gray for a rent estimate built from nearby comps. 3 free searches, no card.
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