Guadalupe 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).

$1,4412-bedroom FMR, FY2027

$1,1961-bedroom FMR, FY2027

$80,50080% income limit, family of 4 (FY2026)

$100,600Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Guadalupe County is $1,441 a month, up 1.1% from $1,426 in FY2026. Guadalupe County belongs to the San Antonio-New Braunfels, TX HUD Metro FMR Area 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 Guadalupe County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$1,099	$1,077	+2.0%	$990 – $1,208
1 bedroom	$1,196	$1,177	+1.6%	$1,077 – $1,315
2 bedrooms	$1,441	$1,426	+1.1%	$1,297 – $1,585
3 bedrooms	$1,864	$1,830	+1.9%	$1,678 – $2,050
4 bedrooms	$2,163	$2,132	+1.5%	$1,947 – $2,379

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 Guadalupe County that is typically $1,297 to $1,585 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?

$63,202median income of renter households

$1,517Median gross rent, all units

29%Rent-to-income ratio (median rent ÷ median renter income)

47%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $63,202 can afford about $1,580 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,441 is $139 (8.8%) less than that. To rent a two-bedroom at the FMR, a household needs $57,640 a year under the 30% rule, or $51,876 under the common landlord rule that income must be three times the rent.

Guadalupe County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,517 ±$101
Median income of renter households	$63,202 ±$4,472
Renters paying 30% or more of income (cost-burdened)	46.6% ±5.1
Renters paying 50% or more (severely cost-burdened)	18.5% ±2.9
Renter households (where the share can be computed)	13,219

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$1,140	$1,517	+33.1%
Median renter household income	$50,790	$63,202	+24.4%
Renters paying 30%+ of income	37.7%	46.6%	+8.9 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 $1,020 to $2,160 depending on the ZIP code.

All 138 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
78002	$1,030	$1,120	$1,350	$1,750	$2,030
78003	$910	$970	$1,190	$1,540	$1,770
78006	$1,310	$1,340	$1,700	$2,340	$2,550
78009	$1,020	$1,020	$1,340	$1,740	$1,900
78010	$900	$1,040	$1,170	$1,530	$1,540
78015	$1,330	$1,380	$1,730	$2,330	$2,590
78023	$1,350	$1,470	$1,770	$2,290	$2,650
78028	$880	$1,030	$1,160	$1,520	$1,530
78039	$1,030	$1,060	$1,350	$1,750	$1,960
78052	$910	$1,050	$1,190	$1,560	$1,610
78054	$1,090	$1,190	$1,430	$1,850	$2,150
78055	$930	$1,010	$1,220	$1,580	$1,830
78063	$950	$1,050	$1,270	$1,620	$1,890
78064	$900	$1,080	$1,180	$1,550	$1,560
78069	$860	$1,000	$1,130	$1,480	$1,550
78070	$1,080	$1,170	$1,410	$1,830	$2,120
78073	$920	$1,020	$1,210	$1,570	$1,770
78101	$790	$850	$1,030	$1,330	$1,550
78108	$1,650	$1,790	$2,160	$2,790	$3,240
78109	$1,360	$1,480	$1,780	$2,300	$2,670
78112	$1,060	$1,150	$1,390	$1,800	$2,090
78113	$990	$1,070	$1,300	$1,680	$1,900
78114	$950	$1,030	$1,240	$1,600	$1,860
78115	$1,210	$1,310	$1,580	$2,040	$2,370
78121	$980	$1,060	$1,280	$1,660	$1,920
78123	$1,040	$1,130	$1,360	$1,760	$2,040
78124	$1,070	$1,160	$1,400	$1,810	$2,100
78130	$1,280	$1,390	$1,680	$2,170	$2,520
78131	$1,260	$1,370	$1,650	$2,130	$2,480
78132	$1,310	$1,430	$1,720	$2,230	$2,580
78133	$1,070	$1,160	$1,400	$1,810	$2,100
78140	$720	$790	$1,020	$1,400	$1,480
78143	$870	$950	$1,160	$1,530	$1,740
78147	$950	$1,030	$1,240	$1,600	$1,860
78148	$1,060	$1,150	$1,390	$1,800	$2,090
78150	$1,090	$1,190	$1,430	$1,850	$2,150
78152	$1,520	$1,650	$1,990	$2,570	$2,990
78154	$1,400	$1,520	$1,830	$2,370	$2,750
78155	$960	$1,050	$1,260	$1,630	$1,890
78156	$1,210	$1,310	$1,580	$2,040	$2,370
78160	$920	$1,000	$1,210	$1,570	$1,820
78161	$960	$1,040	$1,250	$1,620	$1,880
78163	$1,320	$1,440	$1,730	$2,240	$2,600
78201	$980	$1,070	$1,290	$1,670	$1,940
78202	$1,080	$1,170	$1,410	$1,820	$2,120
78203	$870	$950	$1,140	$1,470	$1,710
78204	$1,220	$1,330	$1,600	$2,070	$2,400
78205	$1,110	$1,200	$1,450	$1,880	$2,180
78206	$1,090	$1,190	$1,430	$1,850	$2,150
78207	$820	$890	$1,070	$1,380	$1,610
78208	$780	$850	$1,020	$1,320	$1,530
78209	$1,240	$1,340	$1,620	$2,100	$2,430
78210	$950	$1,040	$1,250	$1,620	$1,880
78211	$890	$970	$1,170	$1,510	$1,760
78212	$1,090	$1,190	$1,430	$1,850	$2,150
78213	$1,080	$1,180	$1,420	$1,840	$2,130
78214	$830	$900	$1,090	$1,410	$1,640
78215	$1,460	$1,590	$1,920	$2,480	$2,880
78216	$1,140	$1,240	$1,500	$1,940	$2,250
78217	$990	$1,080	$1,300	$1,670	$1,940
78218	$1,010	$1,100	$1,330	$1,720	$2,000
78219	$950	$1,040	$1,250	$1,620	$1,880
78220	$1,010	$1,100	$1,330	$1,720	$2,000
78221	$980	$1,070	$1,290	$1,670	$1,940
78222	$1,040	$1,130	$1,360	$1,760	$2,040
78223	$950	$1,040	$1,250	$1,620	$1,880
78224	$990	$1,080	$1,300	$1,680	$1,950
78225	$910	$990	$1,190	$1,540	$1,790
78226	$920	$1,000	$1,210	$1,570	$1,820
78227	$950	$1,040	$1,250	$1,620	$1,880
78228	$950	$1,030	$1,240	$1,600	$1,860
78229	$1,150	$1,250	$1,510	$1,950	$2,270
78230	$1,180	$1,290	$1,550	$2,010	$2,330
78231	$1,120	$1,220	$1,470	$1,900	$2,210
78232	$1,270	$1,390	$1,670	$2,160	$2,510
78233	$1,240	$1,340	$1,620	$2,100	$2,430
78234	$1,650	$1,790	$2,160	$2,790	$3,240
78235	$1,230	$1,340	$1,610	$2,080	$2,420
78236	$1,650	$1,790	$2,160	$2,790	$3,240
78237	$890	$960	$1,160	$1,500	$1,740
78238	$1,010	$1,100	$1,320	$1,710	$1,980
78239	$1,160	$1,260	$1,520	$1,970	$2,280
78240	$1,220	$1,330	$1,600	$2,070	$2,400
78241	$1,090	$1,190	$1,430	$1,850	$2,150
78242	$1,020	$1,110	$1,340	$1,730	$2,010
78243	$1,150	$1,250	$1,510	$1,960	$2,270
78244	$1,300	$1,410	$1,700	$2,200	$2,550
78245	$1,280	$1,390	$1,680	$2,170	$2,520
78246	$1,090	$1,190	$1,430	$1,850	$2,150
78247	$1,260	$1,370	$1,650	$2,130	$2,480
78248	$1,130	$1,230	$1,480	$1,910	$2,220
78249	$1,370	$1,490	$1,790	$2,320	$2,690
78250	$1,250	$1,360	$1,640	$2,120	$2,460
78251	$1,220	$1,330	$1,600	$2,070	$2,400
78252	$1,430	$1,560	$1,880	$2,430	$2,820
78253	$1,250	$1,350	$1,640	$2,120	$2,450
78254	$1,430	$1,550	$1,870	$2,420	$2,810
78255	$1,460	$1,590	$1,920	$2,480	$2,880
78256	$1,290	$1,400	$1,690	$2,190	$2,540
78257	$1,390	$1,510	$1,820	$2,350	$2,730
78258	$1,400	$1,520	$1,830	$2,370	$2,750
78259	$1,310	$1,430	$1,720	$2,230	$2,580
78260	$1,590	$1,730	$2,090	$2,700	$3,140
78261	$1,430	$1,560	$1,880	$2,430	$2,820
78263	$1,010	$1,100	$1,330	$1,720	$2,000
78264	$1,060	$1,170	$1,390	$1,800	$2,060
78265	$1,090	$1,190	$1,430	$1,850	$2,150
78266	$1,650	$1,790	$2,160	$2,790	$3,240
78268	$1,090	$1,190	$1,430	$1,850	$2,150
78269	$1,090	$1,190	$1,430	$1,850	$2,150
78270	$1,090	$1,190	$1,430	$1,850	$2,150
78278	$1,090	$1,190	$1,430	$1,850	$2,150
78279	$1,090	$1,190	$1,430	$1,850	$2,150
78280	$1,090	$1,190	$1,430	$1,850	$2,150
78283	$1,090	$1,190	$1,430	$1,850	$2,150
78284	$1,090	$1,190	$1,430	$1,850	$2,150
78285	$1,090	$1,190	$1,430	$1,850	$2,150
78288	$1,090	$1,190	$1,430	$1,850	$2,150
78291	$1,090	$1,190	$1,430	$1,850	$2,150
78292	$1,090	$1,190	$1,430	$1,850	$2,150
78293	$1,090	$1,190	$1,430	$1,850	$2,150
78294	$1,090	$1,190	$1,430	$1,850	$2,150
78295	$1,090	$1,190	$1,430	$1,850	$2,150
78296	$1,090	$1,190	$1,430	$1,850	$2,150
78297	$1,090	$1,190	$1,430	$1,850	$2,150
78298	$1,090	$1,190	$1,430	$1,850	$2,150
78299	$1,090	$1,190	$1,430	$1,850	$2,150
78606	$910	$920	$1,190	$1,650	$1,720
78623	$1,120	$1,190	$1,440	$1,850	$2,130
78638	$980	$1,070	$1,290	$1,670	$1,940
78648	$920	$970	$1,160	$1,470	$1,720
78655	$920	$990	$1,170	$1,490	$1,740
78666	$1,120	$1,190	$1,410	$1,780	$2,090
78670	$1,200	$1,300	$1,570	$2,030	$2,360
78676	$1,250	$1,320	$1,570	$1,980	$2,320
78883	$930	$1,000	$1,220	$1,580	$1,810
78884	$840	$860	$1,100	$1,410	$1,650
78885	$870	$950	$1,140	$1,480	$1,640

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

HUD income limits for Guadalupe County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $100,600 (FY2025: $98,300, +2.3%). 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%)	$21,150 +4.2%	$24,200 +4.3%	$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%)	$35,250 +4.1%	$40,250 +4.1%	$45,300 +4.1%	$50,300 +4.1%	$54,350 +4.1%	$58,350 +4.1%	$62,400 +4.2%	$66,400 +4.1%
Low income (80%)	$56,350 +4.1%	$64,400 +4.1%	$72,450 +4.1%	$80,500 +4.1%	$86,950 +4.1%	$93,400 +4.1%	$99,850 +4.1%	$106,300 +4.2%

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.