Grayson County, TX: Fair Market Rent 2027 and Income Limits

Official HUD figures for landlords and renters, effective October 1, 2026 (rents) and May 1, 2026 (income limits).

$1,3952-bedroom FMR, FY2027

$1,1261-bedroom FMR, FY2027

$76,25080% income limit, family of 4 (FY2026)

$95,300Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Grayson County is $1,395 a month, up 3.3% from $1,351 in FY2026. Grayson County belongs to the Sherman-Denison, TX MSA FMR area, so the same figures apply across that area. FMRs are gross rents: rent plus all tenant-paid utilities except phone, cable and internet.

Fair market rent in Grayson County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,102	$1,088	+1.3%	$992 – $1,212
1 bedroom	$1,126	$1,089	+3.4%	$1,014 – $1,238
2 bedrooms	$1,395	$1,351	+3.3%	$1,256 – $1,534
3 bedrooms	$1,932	$1,879	+2.8%	$1,739 – $2,125
4 bedrooms	$2,148	$2,157	−0.4%	$1,934 – $2,362

Source: HUD Fair Market Rents FY2027 (effective October 1, 2026) and FY2026 (revised file), details.

What can a landlord charge a Section 8 tenant here?

The FMR is not a cap on what you can ask on the open market. For a Housing Choice Voucher tenant, the local housing authority sets a payment standard, normally between 90% and 110% of the FMR (or of the ZIP-level Small Area FMR where those apply). For a two-bedroom unit in Grayson County that is typically $1,256 to $1,534 including utilities. You can charge more than the payment standard if the rent passes the housing authority's rent-reasonableness test and, at move-in, the tenant's share stays within 40% of their adjusted monthly income. Ask the housing authority for its current payment standard schedule.

Can local renters afford the fair market rent?

$50,455median income of renter households

$1,310Median gross rent, all units

31%Rent-to-income ratio (median rent ÷ median renter income)

52%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $50,455 can afford about $1,261 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,395 is $134 (10.6%) more than that. To rent a two-bedroom at the FMR, a household needs $55,800 a year under the 30% rule, or $50,220 under the common landlord rule that income must be three times the rent.

Grayson County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,310 ±$38
Median income of renter households	$50,455 ±$4,548
Renters paying 30% or more of income (cost-burdened)	51.6% ±4.2
Renters paying 50% or more (severely cost-burdened)	24.0% ±3.3
Renter households (where the share can be computed)	17,150

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$874	$1,310	+49.9%
Median renter household income	$35,824	$50,455	+40.8%
Renters paying 30%+ of income	44.7%	51.6%	+6.9 pts

Rent-to-income calculator: does an applicant qualify? → · Most affordable counties to rent in this state →

Source: U.S. Census Bureau, American Community Survey 5-Year Estimates 2020–2024 and 2015–2019 (tables B25064, B25119, B25070). ± = margin of error at 90% confidence. Dollar figures are not adjusted for inflation.

Small Area FMRs by ZIP code (FY2027)

In metro areas HUD also publishes ZIP-level Small Area Fair Market Rents. Housing authorities in designated areas must use them for voucher payment standards; others may opt in. Here the two-bedroom SAFMR ranges from $1,100 to $2,340 depending on the ZIP code.

All 23 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
75009	$1,930	$1,990	$2,340	$2,950	$3,750
75020	$1,070	$1,100	$1,360	$1,880	$2,090
75021	$980	$1,000	$1,240	$1,720	$1,950
75058	$1,340	$1,370	$1,700	$2,350	$2,620
75076	$1,260	$1,290	$1,600	$2,220	$2,460
75090	$1,060	$1,080	$1,340	$1,860	$2,060
75091	$1,110	$1,130	$1,400	$1,940	$2,160
75092	$1,110	$1,140	$1,410	$1,950	$2,170
75414	$980	$990	$1,220	$1,700	$1,950
75459	$1,140	$1,160	$1,440	$1,990	$2,220
75479	$980	$990	$1,220	$1,700	$1,950
75489	$1,190	$1,220	$1,510	$2,090	$2,330
75490	$1,150	$1,260	$1,640	$2,260	$2,730
75491	$850	$880	$1,100	$1,530	$1,730
75495	$1,330	$1,360	$1,680	$2,310	$2,600
76233	$980	$1,000	$1,250	$1,700	$1,950
76240	$1,020	$1,020	$1,340	$1,700	$1,950
76245	$1,000	$1,020	$1,260	$1,730	$1,950
76258	$1,230	$1,270	$1,500	$1,900	$2,400
76264	$980	$990	$1,220	$1,700	$1,950
76268	$1,100	$1,120	$1,390	$1,920	$2,130
76271	$1,470	$1,500	$1,870	$2,560	$2,840
76273	$1,030	$1,050	$1,310	$1,780	$1,960

Source: HUD FY2027 Small Area FMRs (effective October 1, 2026).

HUD income limits for Grayson County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $95,300 (FY2025: $98,300, −3.1%). Small figures under each limit show the change from FY2025.

Household size	1 person	2 people	3 people	4 people	5 people	6 people	7 people	8 people
Extremely low income (30%)	$20,050 −2.9%	$22,900 −3.0%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,720 +2.9%
Very low income (50%)	$33,400 −3.0%	$38,150 −3.0%	$42,900 −3.1%	$47,650 −3.1%	$51,500 −3.0%	$55,300 −3.1%	$59,100 −3.0%	$62,900 −3.1%
Low income (80%)	$53,400 −3.1%	$61,000 −3.1%	$68,650 −3.0%	$76,250 −3.1%	$82,350 −3.1%	$88,450 −3.1%	$94,550 −3.1%	$100,650 −3.1%

The 30% limit is HUD's “extremely low income” limit: the higher of 30% of median income or the federal poverty guideline, but never above the 50% limit. That is why it can rise faster than 30% of median for larger households. Tax-credit (LIHTC) properties use separate Multifamily Tax Subsidy Project limits.

Source: HUD Section 8 Income Limits FY2026 (effective May 1, 2026) and FY2025, details.