HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Henderson County, Texas (FY 2026)
HUD's FY 2026 Fair Market Rent for a two-bedroom in Henderson County is $1,009 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
2 bedroom FMR
$1,009
FY 2026, utilities included
Payment standard range
$908 to $1,110
90% to 110% of FMR
Income to afford 2BR
$40,360
per year, at 30% of income
Rank in Texas
171st of 254
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Henderson moves to $1,114. That's up 10%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Henderson actually rent for?
Search any address in Henderson 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 | $754 | $679 to $829 | $30,160 | $14.50/hr | +2.4% |
| 1 bedroom | $830 | $747 to $913 | $33,200 | $15.96/hr | +1.7% |
| 2 bedroom | $1,009 | $908 to $1,110 | $40,360 | $19.40/hr | +0.5% |
| 3 bedroom | $1,328 | $1,195 to $1,461 | $53,120 | $25.54/hr | 0.0% |
| 4 bedroom | $1,494 | $1,345 to $1,643 | $59,760 | $28.73/hr | +1.3% |
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 | $1,718 | $1,546 to $1,890 |
| 6 bedroom Estimate | $1,942 | $1,748 to $2,136 |
| 7 bedroom Estimate | $2,166 | $1,949 to $2,383 |
| 8 bedroom Estimate | $2,390 | $2,151 to $2,629 |
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 Henderson, that runs from $754 for a studio up to $1,494 for four bedrooms, all five rates in the table above.
Because Henderson 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, Athens included.
Among Texas's 254 counties, Henderson ranks 171st for two-bedroom FMR. That's about 4% below the state median of $1,054 and within a couple percent of the national median county at $1,018. About 82,627 people live here, 49th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $970 in 75124 (Eustace) and $1,300 in 75143 (Kemp), with the 11 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 Henderson somewhere between $908 and $1,110. 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.
$1,009 a month is affordable, by HUD's 30% rule, on an income of roughly $40,360 a year. Put another way, $19 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% ($908) | HAP at 100% ($1,009) | HAP at 110% ($1,110) |
|---|---|---|---|---|
| $2,500 | $750 | $158 | $259 | $360 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 0% from FY 2025 ($1,004) to FY 2026 ($1,009). Since FY 2020 it's up 27% in total, about 4.0% 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 | $590 | $611 | $796 | $1,039 | $1,223 | — |
| FY 2021 | $588 | $609 | $802 | $1,044 | $1,193 | +0.8% |
| FY 2022 | $628 | $632 | $832 | $1,082 | $1,201 | +3.7% |
| FY 2023 | $691 | $696 | $906 | $1,203 | $1,294 | +8.9% |
| FY 2024 | $781 | $808 | $1,016 | $1,346 | $1,491 | +12.1% |
| FY 2025 | $736 | $816 | $1,004 | $1,328 | $1,475 | -1.2% |
| FY 2026 | $754 | $830 | $1,009 | $1,328 | $1,494 | +0.5% |
| FY 2027 | $822 | $910 | $1,114 | $1,456 | $1,648 | +10.4% |
Nearby counties
Van Zandt County
$1,10827 mi · pop 60,053
Anderson County
$1,11728 mi · pop 58,077
Smith County
$1,33833 mi · pop 234,667
Kaufman County
$1,93137 mi · pop 149,773
Navarro County
$1,05542 mi · pop 52,834
Freestone County
$97344 mi · pop 19,599
Rains County
$97344 mi · pop 12,257
Wood County
$1,02245 mi · pop 45,341
Questions people ask
$1,009 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $754 for a studio, $830 for one bedroom, $1,328 for three and $1,494 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 Henderson actually go for?
HUD's number is one input. Search any address in Henderson for a rent estimate built from nearby comps. 3 free searches, no card.
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