HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Grayson County, Texas (FY 2026)
A two-bedroom in Grayson County carries a FY 2026 Fair Market Rent of $1,351 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Grayson keys off that figure.
2 bedroom FMR
$1,351
FY 2026, utilities included
Payment standard range
$1,216 to $1,486
90% to 110% of FMR
Income to afford 2BR
$54,040
per year, at 30% of income
Rank in Texas
41st of 254
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Grayson moves to $1,395. That's up 3%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Grayson actually rent for?
Search any address in Grayson 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 | $1,088 | $979 to $1,197 | $43,520 | $20.92/hr | +1.9% |
| 1 bedroom | $1,089 | $980 to $1,198 | $43,560 | $20.94/hr | -2.2% |
| 2 bedroom | $1,351 | $1,216 to $1,486 | $54,040 | $25.98/hr | +0.7% |
| 3 bedroom | $1,879 | $1,691 to $2,067 | $75,160 | $36.13/hr | +0.4% |
| 4 bedroom | $2,157 | $1,941 to $2,373 | $86,280 | $41.48/hr | -4.3% |
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 | $2,481 | $2,233 to $2,729 |
| 6 bedroom Estimate | $2,804 | $2,524 to $3,084 |
| 7 bedroom Estimate | $3,128 | $2,815 to $3,441 |
| 8 bedroom Estimate | $3,451 | $3,106 to $3,796 |
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 Grayson, that runs from $1,088 for a studio up to $2,157 for four bedrooms, all five rates in the table above.
Grayson is its own HUD metro area (Sherman-Denison, TX), so the rate here is set from rents inside the county rather than a wider region.
Among Texas's 254 counties, Grayson ranks 41st for two-bedroom FMR. That's about 28% above the state median of $1,054 and about 33% above the national median county at $1,018. About 137,008 people live here, 35th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,090 in 75491 (Whitewright) and $1,900 in 76271 (Tioga), with the 18 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 |
|---|---|---|---|
| 75020 | Denison | $1,300 | -3.8% |
| 75021 | Denison | $1,210 | -10.4% |
| 75058 | Gunter | $1,720 | +27.3% |
| 75076 | Pottsboro | $1,650 | +22.1% |
| 75090 | Sherman | $1,240 | -8.2% |
| 75091 | Sherman | $1,350 | -0.1% |
| 75092 | Sherman | $1,400 | +3.6% |
| 75414 | Bells | $1,210 | -10.4% |
| 75459 | Howe | $1,360 | +0.7% |
| 75489 | Tom Bean | $1,370 | +1.4% |
| 75491 | Whitewright | $1,090 | -19.3% |
| 75495 | Van Alstyne | $1,570 | +16.2% |
| 76233 | Collinsville | $1,270 | -6.0% |
| 76245 | Gordonville | $1,210 | -10.4% |
| 76264 | Sadler | $1,210 | -10.4% |
| 76268 | Southmayd | $1,380 | +2.1% |
| 76271 | Tioga | $1,900 | +40.6% |
| 76273 | Whitesboro | $1,280 | -5.3% |
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 Grayson somewhere between $1,216 and $1,486. 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.
$1,351 a month is affordable, by HUD's 30% rule, on an income of roughly $54,040 a year. Put another way, $26 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% ($1,216) | HAP at 100% ($1,351) | HAP at 110% ($1,486) |
|---|---|---|---|---|
| $2,500 | $750 | $466 | $601 | $736 |
| $4,000 | $1,200 | $16 | $151 | $286 |
Rate history
The two-bedroom rate went up 1% from FY 2025 ($1,342) to FY 2026 ($1,351). Since FY 2020 it's up 48% in total, about 6.7% 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 | $631 | $740 | $915 | $1,238 | $1,383 | — |
| FY 2021 | $661 | $792 | $959 | $1,292 | $1,457 | +4.8% |
| FY 2022 | $661 | $830 | $985 | $1,316 | $1,570 | +2.7% |
| FY 2023 | $733 | $900 | $1,050 | $1,419 | $1,753 | +6.6% |
| FY 2024 | $897 | $1,045 | $1,227 | $1,678 | $2,082 | +16.9% |
| FY 2025 | $1,068 | $1,113 | $1,342 | $1,872 | $2,254 | +9.4% |
| FY 2026 | $1,088 | $1,089 | $1,351 | $1,879 | $2,157 | +0.7% |
| FY 2027 | $1,102 | $1,126 | $1,395 | $1,932 | $2,148 | +3.3% |
Nearby counties
Questions people ask
$1,351 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $1,088 for a studio, $1,089 for one bedroom, $1,879 for three and $2,157 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 Grayson actually go for?
HUD's number is one input. Search any address in Grayson for a rent estimate built from nearby comps. 3 free searches, no card.
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