Smith 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).

$1,2772-bedroom FMR, FY2027

$1,0411-bedroom FMR, FY2027

$77,85080% income limit, family of 4 (FY2026)

$97,300Median family income (FY2026)

The FY2027 Fair Market Rent for a two-bedroom unit in Smith County is $1,277 a month, down 4.6% from $1,338 in FY2026. Smith County belongs to the Tyler, TX MSA 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 Smith County by bedroom count

Unit size	FY2027 FMR	FY2026 FMR	Change	Payment standard range (90–110%)
Studio	$948	$984	−3.7%	$854 – $1,042
1 bedroom	$1,041	$1,089	−4.4%	$937 – $1,145
2 bedrooms	$1,277	$1,338	−4.6%	$1,150 – $1,404
3 bedrooms	$1,718	$1,793	−4.2%	$1,547 – $1,889
4 bedrooms	$1,855	$1,981	−6.4%	$1,670 – $2,040

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 Smith County that is typically $1,150 to $1,404 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?

$51,430median income of renter households

$1,238Median gross rent, all units

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

48%of renter households pay 30% or more of income on rent

At the 30% rule, a renter household earning the local median of $51,430 can afford about $1,286 a month including utilities. The FY2027 two-bedroom Fair Market Rent of $1,277 is $9 (0.7%) less than that. To rent a two-bedroom at the FMR, a household needs $51,080 a year under the 30% rule, or $45,972 under the common landlord rule that income must be three times the rent.

Smith County, ACS 2020–2024	Estimate ± MOE
Median gross rent (rent + utilities)	$1,238 ±$35
Median income of renter households	$51,430 ±$3,641
Renters paying 30% or more of income (cost-burdened)	47.7% ±3.5
Renters paying 50% or more (severely cost-burdened)	21.7% ±2.5
Renter households (where the share can be computed)	23,925

Change since 2015–2019

	ACS 2015–2019	ACS 2020–2024	Change
Median gross rent	$941	$1,238	+31.6%
Median renter household income	$39,319	$51,430	+30.8%
Renters paying 30%+ of income	47.3%	47.7%	+0.4 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 $1,210 to $1,720 depending on the ZIP code.

All 26 ZIP codes in this FMR area

ZIP	0 BR	1 BR	2 BR	3 BR	4 BR
75140	$890	$990	$1,210	$1,620	$1,790
75647	$1,000	$1,020	$1,210	$1,620	$1,790
75662	$940	$990	$1,210	$1,620	$1,790
75684	$890	$990	$1,210	$1,620	$1,790
75701	$990	$1,090	$1,340	$1,800	$1,950
75702	$890	$990	$1,210	$1,620	$1,790
75703	$1,070	$1,170	$1,440	$1,940	$2,090
75704	$920	$1,010	$1,240	$1,670	$1,800
75705	$1,260	$1,400	$1,720	$2,310	$2,550
75706	$890	$990	$1,210	$1,620	$1,790
75707	$1,110	$1,210	$1,490	$2,000	$2,160
75708	$890	$990	$1,210	$1,620	$1,790
75709	$970	$1,070	$1,310	$1,750	$1,940
75710	$950	$1,040	$1,280	$1,720	$1,860
75711	$990	$1,090	$1,340	$1,800	$1,950
75712	$950	$1,040	$1,280	$1,720	$1,860
75713	$950	$1,040	$1,280	$1,720	$1,860
75750	$890	$990	$1,210	$1,620	$1,790
75757	$990	$1,050	$1,320	$1,740	$1,910
75762	$970	$1,070	$1,310	$1,760	$1,900
75771	$1,050	$1,150	$1,410	$1,900	$2,050
75773	$890	$990	$1,210	$1,620	$1,790
75789	$890	$990	$1,210	$1,620	$1,790
75790	$930	$990	$1,230	$1,620	$1,790
75791	$1,170	$1,280	$1,570	$2,110	$2,280
75792	$890	$990	$1,210	$1,620	$1,790

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

HUD income limits for Smith County (FY2026)

Income limits decide who qualifies for Section 8 vouchers, public housing and most HUD-assisted units. The area median family income is $97,300 (FY2025: $93,000, +4.6%). 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%)	$20,450 +4.6%	$23,400 +4.7%	$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%)	$34,100 +4.8%	$38,950 +4.7%	$43,800 +4.7%	$48,650 +4.6%	$52,550 +4.6%	$56,450 +4.6%	$60,350 +4.6%	$64,250 +4.6%
Low income (80%)	$54,500 +4.6%	$62,300 +4.6%	$70,100 +4.6%	$77,850 +4.6%	$84,100 +4.6%	$90,350 +4.6%	$96,550 +4.6%	$102,800 +4.6%

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.