McLennan 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).

$1,2972-bedroom FMR, FY2027

$1,0291-bedroom FMR, FY2027

$72,25080% income limit, family of 4 (FY2026)

$90,300Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in McLennan County is $1,297 a month, up 4.6% from $1,240 in FY2026. McLennan County belongs to the Waco, 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 McLennan County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$903	$850	+6.2%	$813 – $993
1 bedroom	$1,029	$996	+3.3%	$927 – $1,131
2 bedrooms	$1,297	$1,240	+4.6%	$1,168 – $1,426
3 bedrooms	$1,693	$1,599	+5.9%	$1,524 – $1,862
4 bedrooms	$1,705	$1,644	+3.7%	$1,535 – $1,875

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 McLennan County that is typically $1,168 to $1,426 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?

$39,947median income of renter households

$1,173Median gross rent, all units

35%Rent-to-income ratio (median rent ÷ median renter income)

57%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $39,947 can afford about $999 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,297 is $298 (29.9%) more than that. To rent a two-bedroom at the FMR, a household needs $51,880 a year under the 30% rule, or $46,692 under the common landlord rule that income must be three times the rent.

McLennan County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,173 ±$23
Median income of renter households	$39,947 ±$2,136
Renters paying 30% or more of income (cost-burdened)	56.8% ±3.4
Renters paying 50% or more (severely cost-burdened)	30.6% ±2.7
Renter households (where the share can be computed)	34,375

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$871	$1,173	+34.7%
Median renter household income	$31,114	$39,947	+28.4%
Renters paying 30%+ of income	53.4%	56.8%	+3.4 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.

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 $1,120 to $1,910 depending on the ZIP code.

All 33 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
76524	$920	$1,040	$1,320	$1,740	$1,800
76557	$920	$990	$1,230	$1,650	$1,870
76561	$890	$900	$1,120	$1,540	$1,870
76621	$800	$900	$1,130	$1,520	$1,640
76622	$770	$900	$1,120	$1,440	$1,600
76624	$770	$900	$1,120	$1,440	$1,490
76630	$850	$960	$1,210	$1,590	$1,610
76633	$1,330	$1,520	$1,910	$2,500	$2,520
76638	$1,030	$1,170	$1,480	$1,930	$1,950
76640	$770	$900	$1,120	$1,440	$1,490
76643	$1,130	$1,290	$1,620	$2,120	$2,130
76654	$770	$900	$1,120	$1,450	$1,490
76655	$1,090	$1,240	$1,570	$2,060	$2,110
76657	$980	$1,120	$1,410	$1,840	$1,870
76664	$790	$900	$1,120	$1,470	$1,500
76673	$920	$1,000	$1,240	$1,710	$1,910
76682	$950	$1,070	$1,360	$1,810	$1,940
76689	$890	$990	$1,250	$1,650	$1,870
76691	$800	$910	$1,150	$1,500	$1,550
76701	$900	$1,050	$1,300	$1,670	$1,710
76702	$910	$1,030	$1,300	$1,700	$1,710
76703	$910	$1,030	$1,300	$1,700	$1,710
76704	$770	$900	$1,120	$1,440	$1,490
76705	$770	$900	$1,120	$1,440	$1,490
76706	$890	$1,020	$1,280	$1,670	$1,680
76707	$880	$1,010	$1,270	$1,660	$1,670
76708	$910	$1,030	$1,300	$1,700	$1,710
76710	$870	$990	$1,250	$1,630	$1,640
76711	$1,070	$1,210	$1,530	$2,000	$2,010
76712	$1,060	$1,210	$1,520	$1,980	$2,000
76714	$910	$1,030	$1,300	$1,700	$1,710
76716	$910	$1,030	$1,300	$1,700	$1,710
76798	$890	$1,020	$1,280	$1,670	$1,680

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

HUD income limits for McLennan County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $90,300 (FY2025: $89,600, +0.8%). 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%)	$19,000 +1.6%	$21,700 +1.6%	$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%)	$31,650 +1.8%	$36,150 +1.7%	$40,650 +1.6%	$45,150 +1.6%	$48,800 +1.6%	$52,400 +1.6%	$56,000 +1.6%	$59,600 +1.6%
Low income (80%)	$50,600 +1.6%	$57,800 +1.6%	$65,050 +1.6%	$72,250 +1.6%	$78,050 +1.6%	$83,850 +1.6%	$89,600 +1.6%	$95,400 +1.6%

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.