HUD Fair Market Rent · FY 2026 · effective Oct 1, 2025 to Sep 30, 2026
Fair Market Rent in Reeves County, Texas (FY 2026)
$1,083 a month. That's HUD's FY 2026 Fair Market Rent for a two-bedroom in Reeves County, and it's the baseline every voucher in Reeves is measured against.
2 bedroom FMR
$1,083
FY 2026, utilities included
Payment standard range
$975 to $1,191
90% to 110% of FMR
Income to afford 2BR
$43,320
per year, at 30% of income
Rank in Texas
113th of 254
by 2BR FMR
HUD has already published FY 2027. On October 1, 2026 the two-bedroom rate in Reeves moves to $1,165. That's up 8%. The full FY 2027 table is in the history section below.
HUD's number is one input. What does a two-bedroom in Reeves actually rent for?
Search any address in Reeves 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 | $842 | $758 to $926 | $33,680 | $16.19/hr | +8.8% |
| 1 bedroom | $988 | $889 to $1,087 | $39,520 | $19.00/hr | +10.9% |
| 2 bedroom | $1,083 | $975 to $1,191 | $43,320 | $20.83/hr | +9.7% |
| 3 bedroom | $1,299 | $1,169 to $1,429 | $51,960 | $24.98/hr | +4.7% |
| 4 bedroom | $1,593 | $1,434 to $1,752 | $63,720 | $30.63/hr | +7.9% |
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 | $1,832 | $1,649 to $2,015 |
| 6 bedroom Estimate | $2,071 | $1,864 to $2,278 |
| 7 bedroom Estimate | $2,310 | $2,079 to $2,541 |
| 8 bedroom Estimate | $2,549 | $2,294 to $2,804 |
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 Reeves, that runs from $842 for a studio up to $1,593 for four bedrooms, all five rates in the table above.
Because Reeves 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, Balmorhea included.
Among Texas's 254 counties, Reeves ranks 113th for two-bedroom FMR. That's about 3% above the state median of $1,054 and about 6% above the national median county at $1,018. About 14,022 people live here, 142nd in the state.
Rates by ZIP code
Zoom in and the picture changes. HUD's Small Area FMRs put a two-bedroom at $1,020 in 79718 (Balmorhea) and $1,080 in 79770 (Orla), with the 5 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 Reeves somewhere between $975 and $1,191. 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.
$1,083 a month is affordable, by HUD's 30% rule, on an income of roughly $43,320 a year. Put another way, $21 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% ($975) | HAP at 100% ($1,083) | HAP at 110% ($1,191) |
|---|---|---|---|---|
| $2,500 | $750 | $225 | $333 | $441 |
| $4,000 | $1,200 | $0 | $0 | $0 |
Rate history
The two-bedroom rate went up 10% from FY 2025 ($987) to FY 2026 ($1,083). Since FY 2020 it's up 46% in total, about 6.5% 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 | $552 | $654 | $744 | $1,043 | $1,119 | — |
| FY 2021 | $578 | $691 | $788 | $1,127 | $1,165 | +5.9% |
| FY 2022 | $619 | $734 | $836 | $1,188 | $1,221 | +6.1% |
| FY 2023 | $688 | $726 | $912 | $1,265 | $1,342 | +9.1% |
| FY 2024 | $788 | $815 | $1,012 | $1,378 | $1,504 | +11.0% |
| FY 2025 | $774 | $891 | $987 | $1,241 | $1,476 | -2.5% |
| FY 2026 | $842 | $988 | $1,083 | $1,299 | $1,593 | +9.7% |
| FY 2027 | $886 | $1,070 | $1,165 | $1,388 | $1,559 | +7.6% |
Nearby counties
Questions people ask
$1,083 a month for FY 2026, which runs October 1, 2025 through September 30, 2026. The other rates are $842 for a studio, $988 for one bedroom, $1,299 for three and $1,593 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 Reeves actually go for?
HUD's number is one input. Search any address in Reeves for a rent estimate built from nearby comps. 3 free searches, no card.
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