HUD Fair Market Rent · FY 2027 · Effective Oct 1, 2026 to Sep 30, 2027
Fair Market Rent in Montgomery County, Texas (FY 2027)
HUD's FY 2027 Fair Market Rent for a two-bedroom in Montgomery County is $1,497 a month. That's the number the housing authority starts from when it sets Section 8 payment standards here.
Two-bedroom FMR
$1,497
-4.8% from FY 2026
Payment standard
$1,347–$1,647
90% to 110% of the FMR, two-bedroom
Income to afford
$59,880
a year, with rent at 30% of income
Rank in Texas
26th of 254
by two-bedroom FMR, highest first
FY 2027 Fair Market Rents
Payment standard is the 90% to 110% band a housing authority can set. Income needed puts rent at 30% of gross income, and the hourly wage assumes a 40-hour week.
| Bedrooms | FMR | Payment standard | Income needed | Hourly wage | vs FY 2026 |
|---|---|---|---|---|---|
| Studio | $1,233 | $1,110–$1,356 | $49,320 | $23.71/hr | -3.7% |
| 1 bedroom | $1,261 | $1,135–$1,387 | $50,440 | $24.25/hr | -4.7% |
| 2 bedroom | $1,497 | $1,347–$1,647 | $59,880 | $28.79/hr | -4.8% |
| 3 bedroom | $2,017 | $1,815–$2,219 | $80,680 | $38.79/hr | -4.7% |
| 4 bedroom | $2,502 | $2,252–$2,752 | $100,080 | $48.12/hr | -5.2% |
Five to eight 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 | $2,877 | $2,589–$3,165 |
| 6 bedroom Estimate | $3,253 | $2,928–$3,578 |
| 7 bedroom Estimate | $3,628 | $3,265–$3,991 |
| 8 bedroom Estimate | $4,003 | $3,603–$4,403 |
Source: HUD Office of Policy Development and Research, FY 2027 Fair Market Rents. Rents include utilities. huduser.gov
Market check
HUD's number is one input. What does a two-bedroom in Montgomery actually rent for?
Search any address in Montgomery for a rent estimate built from nearby comps, with the HUD figure right next to it.
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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 Montgomery somewhere between $1,347 and $1,647. 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.
$1,497 a month is affordable, by HUD's 30% rule, on an income of roughly $59,880 a year. Put another way, $29 an hour full time.
Worked example for a two-bedroom renting at the payment standard. The tenant pays 30% of monthly income and the voucher covers the rest.
| Monthly household income | Tenant pays (30%) | Voucher pays at 90%$1,347 | Voucher pays at 100%$1,497 | Voucher pays at 110%$1,647 |
|---|---|---|---|---|
| $2,500 | $750 | $597 | $747 | $897 |
| $4,000 | $1,200 | $147 | $297 | $447 |
Rate history
The two-bedroom rate went down 5% from FY 2026 ($1,573) to FY 2027 ($1,497). Since FY 2020 it's up 37% in total, about 4.6% a year. The Texas median moved up 5% over the same year.
| Fiscal year | Studio | 1 BR | 2 BR | 3 BR | 4 BR | 2BR change |
|---|---|---|---|---|---|---|
| FY 2020 | $826 | $908 | $1,096 | $1,485 | $1,878 | — |
| FY 2021 | $908 | $983 | $1,176 | $1,576 | $2,010 | +7.3% |
| FY 2022 | $944 | $1,014 | $1,208 | $1,603 | $2,058 | +2.7% |
| FY 2023 | $1,030 | $1,095 | $1,307 | $1,722 | $2,226 | +8.2% |
| FY 2024 | $1,073 | $1,135 | $1,357 | $1,792 | $2,303 | +3.8% |
| FY 2025 | $1,226 | $1,279 | $1,529 | $2,038 | $2,568 | +12.7% |
| FY 2026 | $1,280 | $1,323 | $1,573 | $2,116 | $2,639 | +2.9% |
| FY 2027In effect | $1,233 | $1,261 | $1,497 | $2,017 | $2,502 | -4.8% |
About this rate
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 2027 that's October 1, 2026 through September 30, 2027. In Montgomery, that runs from $1,233 for a studio up to $2,502 for four bedrooms, all five rates in the table above.
This is a metro rate. The county doesn't get one of its own. HUD lumps Montgomery in with 6 other counties in the Houston-The Woodlands-Sugar Land metro, Harris County, Fort Bend County, Galveston County among them, and every one of them gets $1,497 for a two-bedroom. Where you are inside the metro doesn't change the county number. It does change the ZIP number, covered below.
Among Texas's 254 counties, Montgomery ranks 26th for two-bedroom FMR. That's about 35% above the state median of $1,105 and about 41% above the national median county at $1,063. About 684,432 people live here, 11th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,070 in 77306 (Conroe) and $2,040 in 77386 (Spring), with the 24 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 |
|---|---|---|---|
| 77301 | Conroe | $1,350 | -9.8% |
| 77302 | Conroe | $1,440 | -3.8% |
| 77303 | Conroe | $1,280 | -14.5% |
| 77304 | Conroe | $1,490 | -0.5% |
| 77305 | Conroe | $1,600 | +6.9% |
| 77306 | Conroe | $1,070 | -28.5% |
| 77316 | Montgomery | $1,530 | +2.2% |
| 77318 | Willis | $1,470 | -1.8% |
| 77333 | Dobbin | $1,497County rate | — |
| 77353 | Magnolia | $1,600 | +6.9% |
| 77354 | Magnolia | $1,870 | +24.9% |
| 77355 | Magnolia | $1,550 | +3.5% |
| 77356 | Montgomery | $1,740 | +16.2% |
| 77357 | New Caney | $1,440 | -3.8% |
| 77362 | Pinehurst | $1,720 | +14.9% |
| 77365 | Porter | $1,490 | -0.5% |
| 77372 | Splendora | $1,320 | -11.8% |
| 77378 | Willis | $1,540 | +2.9% |
| 77380 | Spring | $1,910 | +27.6% |
| 77381 | Spring | $1,870 | +24.9% |
| 77384 | Conroe | $1,600 | +6.9% |
| 77385 | Conroe | $1,870 | +24.9% |
| 77386 | Spring | $2,040 | +36.3% |
| 77387 | Spring | $1,600 | +6.9% |
| 77393 | Spring | $1,600 | +6.9% |
Counties sharing the Houston-The Woodlands-Sugar Land metro rate
HUD sets one rate for the whole metro, so every county here carries the same $1,497 two-bedroom figure as Montgomery.
Nearby counties
Two-bedroom FMR, with how each compares to Montgomery.
Harris County
31 mi · 4,838,303 people
$1,497
same rate
San Jacinto County
33 mi · 28,441 people
$1,163
-22%
Walker County
33 mi · 80,209 people
$1,227
-18%
Grimes County
35 mi · 31,340 people
$1,154
-23%
Waller County
36 mi · 61,552 people
$1,497
same rate
Liberty County
42 mi · 103,380 people
$1,497
same rate
Fort Bend County
50 mi · 893,767 people
$1,497
same rate
Polk County
52 mi · 52,800 people
$1,227
-18%
Questions people ask
$1,497 a month for FY 2027, which runs October 1, 2026 through September 30, 2027. The other rates are $1,233 for a studio, $1,261 for one bedroom, $2,017 for three and $2,502 for four.
Tools for this county
Fair Market Rent lookup
Any ZIP code's Small Area FMR by bedroom count
Section 8 rent calculator
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
The income a household needs for a given rent
What does a rental in Montgomery actually go for?
HUD's number is one input. Search any address in Montgomery for a rent estimate built from nearby comps. Free to start, no card.
Free tier. No credit card.