Henderson 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).

$1,1142-bedroom FMR, FY2027

$9101-bedroom FMR, FY2027

$66,95080% income limit, family of 4 (FY2026)

$76,400Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Henderson County is $1,114 a month, up 10.4% from $1,009 in FY2026. Henderson County belongs to the Henderson County, TX FMR area (non-metro county), 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 Henderson County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$822	$754	+9.0%	$740 – $904
1 bedroom	$910	$830	+9.6%	$819 – $1,001
2 bedrooms	$1,114	$1,009	+10.4%	$1,003 – $1,225
3 bedrooms	$1,456	$1,328	+9.6%	$1,311 – $1,601
4 bedrooms	$1,648	$1,494	+10.3%	$1,484 – $1,812

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 Henderson County that is typically $1,003 to $1,225 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?

$41,742median income of renter households

$1,048Median gross rent, all units

30%Rent-to-income ratio (median rent ÷ median renter income)

54%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $41,742 can afford about $1,044 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,114 is $70 (6.8%) more than that. To rent a two-bedroom at the FMR, a household needs $44,560 a year under the 30% rule, or $40,104 under the common landlord rule that income must be three times the rent.

Henderson County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,048 ±$47
Median income of renter households	$41,742 ±$2,945
Renters paying 30% or more of income (cost-burdened)	54.0% ±5.9
Renters paying 50% or more (severely cost-burdened)	27.2% ±4.9
Renter households (where the share can be computed)	6,413

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$785	$1,048	+33.5%
Median renter household income	$31,653	$41,742	+31.9%
Renters paying 30%+ of income	48.6%	54.0%	+5.4 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.

HUD income limits for Henderson County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $76,400 (FY2025: $87,100, −12.3%). 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%)	$17,600 −3.3%	$21,640 +2.3%	$27,320 +2.5%	$33,000 +2.6%	$38,680 +2.7%	$44,360 +2.8%	$50,040 +2.9%	$55,250 +2.0%
Very low income (50%)	$29,300 −3.3%	$33,500 −3.2%	$37,700 −3.2%	$41,850 −3.3%	$45,200 −3.3%	$48,550 −3.3%	$51,900 −3.4%	$55,250 −3.3%
Low income (80%)	$46,900 −3.3%	$53,600 −3.2%	$60,300 −3.3%	$66,950 −3.3%	$72,350 −3.3%	$77,700 −3.3%	$83,050 −3.3%	$88,400 −3.3%

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.