HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Montague County, Texas (FY 2026)
A two-bedroom in Montague County carries a FY 2026 Fair Market Rent of $1,055 a month, effective October 1, 2025 through September 30, 2026. Everything Section 8 pays in Montague keys off that figure.
2 bedroom FMR
$1,055
FY 2026, utilities included
Payment standard range
$950 to $1,161
90% to 110% of FMR
Income to afford 2BR
$42,200
per year, at 30% of income
Rank in Texas
126th of 254
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Montague moves to $1,088. 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 Montague actually rent for?
Search any address in Montague 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 | $820 | $738 to $902 | $32,800 | $15.77/hr | -1.2% |
| 1 bedroom | $856 | $770 to $942 | $34,240 | $16.46/hr | +2.5% |
| 2 bedroom | $1,055 | $950 to $1,161 | $42,200 | $20.29/hr | -3.7% |
| 3 bedroom | $1,467 | $1,320 to $1,614 | $58,680 | $28.21/hr | +2.4% |
| 4 bedroom | $1,552 | $1,397 to $1,707 | $62,080 | $29.85/hr | -5.3% |
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 | $1,785 | $1,607 to $1,964 |
| 6 bedroom Estimate | $2,018 | $1,816 to $2,220 |
| 7 bedroom Estimate | $2,250 | $2,025 to $2,475 |
| 8 bedroom Estimate | $2,483 | $2,235 to $2,731 |
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 Montague, that runs from $820 for a studio up to $1,552 for four bedrooms, all five rates in the table above.
Because Montague 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, Bowie included.
Among Texas's 254 counties, Montague ranks 126th for two-bedroom FMR. That's within a couple percent of the state median of $1,054 and about 4% above the national median county at $1,018. About 20,197 people live here, 119th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $990 in 76255 (Nocona) and $1,400 in 76251 (Montague), with the 7 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 Montague somewhere between $950 and $1,161. 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.
$1,055 a month is affordable, by HUD's 30% rule, on an income of roughly $42,200 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% ($950) | HAP at 100% ($1,055) | HAP at 110% ($1,161) |
|---|---|---|---|---|
| $2,500 | $750 | $200 | $305 | $411 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went down 4% from FY 2025 ($1,096) to FY 2026 ($1,055). Since FY 2020 it's up 25% in total, about 3.8% 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 | $625 | $640 | $843 | $1,051 | $1,268 | — |
| FY 2021 | $645 | $667 | $879 | $1,115 | $1,300 | +4.3% |
| FY 2022 | $676 | $694 | $913 | $1,230 | $1,333 | +3.9% |
| FY 2023 | $765 | $771 | $1,015 | $1,358 | $1,364 | +11.2% |
| FY 2024 | $868 | $874 | $1,148 | $1,553 | $1,706 | +13.1% |
| FY 2025 | $830 | $835 | $1,096 | $1,433 | $1,639 | -4.5% |
| FY 2026 | $820 | $856 | $1,055 | $1,467 | $1,552 | -3.7% |
| FY 2027 | $827 | $907 | $1,088 | $1,507 | $1,567 | +3.1% |
Nearby counties
Questions people ask
$1,055 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $820 for a studio, $856 for one bedroom, $1,467 for three and $1,552 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 Montague actually go for?
HUD's number is one input. Search any address in Montague for a rent estimate built from nearby comps. 3 free searches, no card.
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