HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Milam County, Texas (FY 2026)
A two-bedroom in Milam County carries a FY 2026 Fair Market Rent of $1,037 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Milam keys off that figure.
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
137th of 254
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Milam moves to $1,126. That's up 9%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Milam actually rent for?
Search any address in Milam 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 | +5.3% |
| 2 bedroom | $1,037 | $933 to $1,141 | $41,480 | $19.94/hr | +11.1% |
| 3 bedroom | $1,302 | $1,172 to $1,432 | $52,080 | $25.04/hr | +14.7% |
| 4 bedroom | $1,626 | $1,463 to $1,789 | $65,040 | $31.27/hr | +7.2% |
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 | $1,870 | $1,683 to $2,057 |
| 6 bedroom Estimate | $2,114 | $1,903 to $2,325 |
| 7 bedroom Estimate | $2,358 | $2,122 to $2,594 |
| 8 bedroom Estimate | $2,602 | $2,342 to $2,862 |
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 Milam, that runs from $785 for a studio up to $1,626 for four bedrooms, all five rates in the table above.
Because Milam 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, Buckholts included.
Among Texas's 254 counties, Milam ranks 137th 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 25,080 people live here, 100th 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 76518 (Buckholts) and $1,760 in 76577 (Thorndale), with the 8 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 Milam 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 11% from FY 2025 ($933) to FY 2026 ($1,037). Since FY 2020 it's up 45% in total, about 6.4% 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 | $529 | $581 | $714 | $1,001 | $1,254 | — |
| FY 2021 | $538 | $599 | $734 | $1,050 | $1,271 | +2.8% |
| FY 2022 | $560 | $615 | $757 | $1,073 | $1,296 | +3.1% |
| FY 2023 | $623 | $631 | $826 | $1,074 | $1,407 | +9.1% |
| FY 2024 | $735 | $794 | $944 | $1,185 | $1,513 | +14.3% |
| FY 2025 | $732 | $750 | $933 | $1,135 | $1,517 | -1.2% |
| FY 2026 | $785 | $790 | $1,037 | $1,302 | $1,626 | +11.1% |
| FY 2027 | $856 | $861 | $1,126 | $1,448 | $1,793 | +8.6% |
Nearby counties
Robertson County
$1,18630 mi · pop 16,912
Burleson County
$1,18631 mi · pop 17,958
Falls County
$97332 mi · pop 17,013
Lee County
$1,14132 mi · pop 17,543
Bell County
$1,23335 mi · pop 372,821
Williamson County
$1,85240 mi · pop 617,396
Brazos County
$1,18642 mi · pop 234,548
Bastrop County
$1,85249 mi · pop 98,435
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, $1,302 for three and $1,626 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 Milam actually go for?
HUD's number is one input. Search any address in Milam for a rent estimate built from nearby comps. 3 free searches, no card.
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