Sherman 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).

$1,0652-bedroom FMR, FY2027

$8481-bedroom FMR, FY2027

$72,70080% income limit, family of 4 (FY2026)

$90,900Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Sherman County is $1,065 a month, up 9.5% from $973 in FY2026. Sherman County belongs to the Sherman 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 Sherman County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$810	$756	+7.1%	$729 – $891
1 bedroom	$848	$778	+9.0%	$764 – $932
2 bedrooms	$1,065	$973	+9.5%	$959 – $1,171
3 bedrooms	$1,376	$1,266	+8.7%	$1,239 – $1,513
4 bedrooms	$1,534	$1,432	+7.1%	$1,381 – $1,687

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 Sherman County that is typically $959 to $1,171 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?

$44,390median income of renter households

$835Median gross rent, all units (low reliability)

23%Rent-to-income ratio (median rent ÷ median renter income)

25%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $44,390 can afford about $1,110 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,065 is $45 (4.0%) less than that. To rent a two-bedroom at the FMR, a household needs $42,600 a year under the 30% rule, or $38,340 under the common landlord rule that income must be three times the rent.

Sherman County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$835 ±$481
Median income of renter households	$44,390 ±$4,582
Renters paying 30% or more of income (cost-burdened)	25.2% ±36.8
Renters paying 50% or more (severely cost-burdened)	0.0% ±12.6
Renter households (where the share can be computed)	119

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$790	$835	+5.7%
Median renter household income	$37,417	$44,390	+18.6%
Renters paying 30%+ of income	26.9%	25.2%	−1.7 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 Sherman County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $90,900 (FY2025: $87,600, +3.8%). 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%)	$19,100 +6.4%	$21,800 +3.1%	$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%)	$31,850 +6.5%	$36,400 +6.6%	$40,950 +6.6%	$45,450 +6.4%	$49,100 +6.4%	$52,750 +6.5%	$56,400 +6.5%	$60,000 +6.4%
Low income (80%)	$50,900 +6.4%	$58,200 +6.5%	$65,450 +6.4%	$72,700 +6.4%	$78,550 +6.4%	$84,350 +6.4%	$90,150 +6.4%	$96,000 +6.4%

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.