HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Panola County, Texas (FY 2026)
$995 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Panola County, and it's the baseline every voucher in Panola is measured against.
2 bedroom FMR
$995
FY 2026, utilities included
Payment standard range
$896 to $1,095
90% to 110% of FMR
Income to afford 2BR
$39,800
per year, at 30% of income
Rank in Texas
177th of 254
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Panola moves to $1,060. That's up 7%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Panola actually rent for?
Search any address in Panola 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 | $753 | $678 to $828 | $30,120 | $14.48/hr | +6.5% |
| 1 bedroom | $758 | $682 to $834 | $30,320 | $14.58/hr | +6.6% |
| 2 bedroom | $995 | $896 to $1,095 | $39,800 | $19.13/hr | +6.6% |
| 3 bedroom | $1,235 | $1,112 to $1,359 | $49,400 | $23.75/hr | +3.6% |
| 4 bedroom | $1,434 | $1,291 to $1,577 | $57,360 | $27.58/hr | +4.2% |
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 | $1,649 | $1,484 to $1,814 |
| 6 bedroom Estimate | $1,864 | $1,678 to $2,050 |
| 7 bedroom Estimate | $2,079 | $1,871 to $2,287 |
| 8 bedroom Estimate | $2,294 | $2,065 to $2,523 |
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 Panola, that runs from $753 for a studio up to $1,434 for four bedrooms, all five rates in the table above.
Because Panola 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, Beckville included.
Among Texas's 254 counties, Panola ranks 177th for two-bedroom FMR. That's about 6% below the state median of $1,054 and about 2% below the national median county at $1,018. About 22,540 people live here, 105th in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $980 in 75643 (Gary) and $1,140 in 75639 (De Berry), 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 Panola somewhere between $896 and $1,095. 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.
$995 a month is affordable, by HUD's 30% rule, on an income of roughly $39,800 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% ($896) | HAP at 100% ($995) | HAP at 110% ($1,095) |
|---|---|---|---|---|
| $2,500 | $750 | $146 | $245 | $345 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 7% from FY 2025 ($933) to FY 2026 ($995). Since FY 2020 it's up 34% in total, about 5.0% 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 | $549 | $563 | $741 | $923 | $1,073 | — |
| FY 2021 | $574 | $594 | $783 | $974 | $1,080 | +5.7% |
| FY 2022 | $618 | $635 | $835 | $1,032 | $1,132 | +6.6% |
| FY 2023 | $651 | $656 | $864 | $1,052 | $1,216 | +3.5% |
| FY 2024 | $725 | $730 | $959 | $1,189 | $1,365 | +11.0% |
| FY 2025 | $707 | $711 | $933 | $1,192 | $1,376 | -2.7% |
| FY 2026 | $753 | $758 | $995 | $1,235 | $1,434 | +6.6% |
| FY 2027 | $806 | $810 | $1,060 | $1,281 | $1,527 | +6.5% |
Nearby counties
Questions people ask
$995 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $753 for a studio, $758 for one bedroom, $1,235 for three and $1,434 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 Panola actually go for?
HUD's number is one input. Search any address in Panola for a rent estimate built from nearby comps. 3 free searches, no card.
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