Medina 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).

$1,2312-bedroom FMR, FY2027

$9411-bedroom FMR, FY2027

$80,80080% income limit, family of 4 (FY2026)

$101,000Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Medina County is $1,231 a month, up 2.9% from $1,196 in FY2026. Medina County belongs to the Medina County, 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 Medina County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$935	$905	+3.3%	$842 – $1,028
1 bedroom	$941	$912	+3.2%	$847 – $1,035
2 bedrooms	$1,231	$1,196	+2.9%	$1,108 – $1,354
3 bedrooms	$1,600	$1,578	+1.4%	$1,440 – $1,760
4 bedrooms	$1,741	$1,584	+9.9%	$1,567 – $1,915

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 Medina County that is typically $1,108 to $1,354 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?

$50,469median income of renter households

$1,196Median gross rent, all units

28%Rent-to-income ratio (median rent ÷ median renter income)

51%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $50,469 can afford about $1,262 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,231 is $31 (2.4%) less than that. To rent a two-bedroom at the FMR, a household needs $49,240 a year under the 30% rule, or $44,316 under the common landlord rule that income must be three times the rent.

Medina County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,196 ±$138
Median income of renter households	$50,469 ±$10,069
Renters paying 30% or more of income (cost-burdened)	51.4% ±9.1
Renters paying 50% or more (severely cost-burdened)	23.1% ±7.2
Renter households (where the share can be computed)	2,445

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$842	$1,196	+42.0%
Median renter household income	$46,203	$50,469	+9.2%
Renters paying 30%+ of income	33.4%	51.4%	+18.0 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 $1,080 to $1,870 depending on the ZIP code.

All 17 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
78003	$910	$970	$1,190	$1,540	$1,770
78009	$1,020	$1,020	$1,340	$1,740	$1,900
78016	$820	$830	$1,080	$1,430	$1,450
78023	$1,350	$1,470	$1,770	$2,290	$2,650
78039	$1,030	$1,060	$1,350	$1,750	$1,960
78052	$910	$1,050	$1,190	$1,560	$1,610
78056	$1,040	$1,100	$1,360	$1,760	$2,010
78057	$870	$900	$1,140	$1,480	$1,640
78059	$890	$890	$1,170	$1,520	$1,650
78063	$950	$1,050	$1,270	$1,620	$1,890
78066	$1,130	$1,180	$1,490	$1,930	$2,170
78253	$1,250	$1,350	$1,640	$2,120	$2,450
78254	$1,430	$1,550	$1,870	$2,420	$2,810
78850	$950	$960	$1,250	$1,630	$1,770
78861	$1,020	$1,020	$1,340	$1,740	$1,900
78884	$840	$860	$1,100	$1,410	$1,650
78886	$970	$980	$1,280	$1,660	$1,810

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

HUD income limits for Medina County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $101,000 (FY2025: $97,200, +3.9%). 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%)	$21,250 +3.9%	$24,250 +3.9%	$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%)	$35,350 +3.8%	$40,400 +3.9%	$45,450 +3.9%	$50,500 +3.9%	$54,550 +3.9%	$58,600 +3.9%	$62,650 +3.9%	$66,700 +3.9%
Low income (80%)	$56,600 +3.9%	$64,650 +3.9%	$72,750 +3.9%	$80,800 +3.9%	$87,300 +3.9%	$93,750 +3.9%	$100,200 +3.9%	$106,700 +3.9%

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.