HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Hill County, Texas (FY 2026)
A two-bedroom in Hill County carries a FY 2026 Fair Market Rent of $1,023 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Hill keys off that figure.
2 bedroom FMR
$1,023
FY 2026, utilities included
Payment standard range
$921 to $1,125
90% to 110% of FMR
Income to afford 2BR
$40,920
per year, at 30% of income
Rank in Texas
141st of 254
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Hill moves to $1,080. That's up 6%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Hill actually rent for?
Search any address in Hill 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 | $705 | $635 to $776 | $28,200 | $13.56/hr | +8.6% |
| 1 bedroom | $802 | $722 to $882 | $32,080 | $15.42/hr | +7.1% |
| 2 bedroom | $1,023 | $921 to $1,125 | $40,920 | $19.67/hr | +8.0% |
| 3 bedroom | $1,397 | $1,257 to $1,537 | $55,880 | $26.87/hr | +11.9% |
| 4 bedroom | $1,716 | $1,544 to $1,888 | $68,640 | $33.00/hr | +9.2% |
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 | $1,973 | $1,776 to $2,170 |
| 6 bedroom Estimate | $2,231 | $2,008 to $2,454 |
| 7 bedroom Estimate | $2,488 | $2,239 to $2,737 |
| 8 bedroom Estimate | $2,746 | $2,471 to $3,021 |
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 Hill, that runs from $705 for a studio up to $1,716 for four bedrooms, all five rates in the table above.
Because Hill 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, Itasca included.
Among Texas's 254 counties, Hill ranks 141st for two-bedroom FMR. That's about 3% below the state median of $1,054 and within a couple percent of the national median county at $1,018. About 36,138 people live here, 85th 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 76636 (Covington) and $1,310 in 76055 (Itasca), 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 |
|---|---|---|---|
| 76055 | Itasca | $1,310 | +28.1% |
| 76621 | Abbott | $1,240 | +21.2% |
| 76622 | Aquilla | $1,240 | +21.2% |
| 76627 | Blum | $1,290 | +26.1% |
| 76628 | Brandon | $1,100 | +7.5% |
| 76631 | Bynum | $1,140 | +11.4% |
| 76636 | Covington | $970 | -5.2% |
| 76645 | Hillsboro | $1,050 | +2.6% |
| 76648 | Hubbard | $970 | -5.2% |
| 76650 | Irene | $1,030 | +0.7% |
| 76660 | Malone | $1,030 | +0.7% |
| 76666 | Mertens | $1,100 | +7.5% |
| 76673 | Mount Calm | $1,240 | +21.2% |
| 76676 | Penelope | $1,090 | +6.5% |
| 76692 | Whitney | $1,000 | -2.2% |
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 Hill somewhere between $921 and $1,125. 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.
$1,023 a month is affordable, by HUD's 30% rule, on an income of roughly $40,920 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% ($921) | HAP at 100% ($1,023) | HAP at 110% ($1,125) |
|---|---|---|---|---|
| $2,500 | $750 | $171 | $273 | $375 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 8% from FY 2025 ($947) to FY 2026 ($1,023). Since FY 2020 it's up 36% in total, about 5.3% 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 | $490 | $594 | $752 | $957 | $1,019 | — |
| FY 2021 | $503 | $604 | $762 | $986 | $1,033 | +1.3% |
| FY 2022 | $538 | $635 | $810 | $1,070 | $1,098 | +6.3% |
| FY 2023 | $590 | $695 | $882 | $1,171 | $1,373 | +8.9% |
| FY 2024 | $680 | $789 | $1,003 | $1,313 | $1,595 | +13.7% |
| FY 2025 | $649 | $749 | $947 | $1,248 | $1,571 | -5.6% |
| FY 2026 | $705 | $802 | $1,023 | $1,397 | $1,716 | +8.0% |
| FY 2027 | $788 | $858 | $1,080 | $1,495 | $1,699 | +5.6% |
Nearby counties
Ellis County
$1,93129 mi · pop 195,509
McLennan County
$1,24030 mi · pop 261,090
Navarro County
$1,05532 mi · pop 52,834
Bosque County
$97334 mi · pop 18,404
Johnson County
$1,72334 mi · pop 182,690
Limestone County
$97338 mi · pop 22,222
Somervell County
$1,01543 mi · pop 9,337
Freestone County
$97348 mi · pop 19,599
Questions people ask
$1,023 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $705 for a studio, $802 for one bedroom, $1,397 for three and $1,716 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 Hill actually go for?
HUD's number is one input. Search any address in Hill for a rent estimate built from nearby comps. 3 free searches, no card.
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