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Denton County/The Colony/75056

75056

ZIPSAFMR
Denton County, TX
Zillow

ZIP Investment Score

72Below average

095130300
BRFMR
Eff. Rent
0 BR$1,730$1,290
1 BR$1,780$1,420
2 BR$2,100$1,980
3 BR$2,640$2,310
4 BR$3,360$2,910
5 BR$3,864Not available
6 BR$4,444Not available
7 BR$5,110Not available
8 BR$5,877Not available

Purchase Price Calculator

Maximum purchase price
$232,311

Cost breakdown

+Likely effective rent$1,980
HUD FMR$2,100
Market rentUsed$1,980
Est. payment standard (96%)$2,020
-Principal and interest-$1,175
Loan amount$185,849
Down payment$46,462
Rate6.50%
Term30 years
-Operating costs-$605
Property taxes-$232
Insurance-$175
Utilities$0
HOA$0
Management-$198
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$31,721(68.3% ROI)
Projected value
$250,173
Return breakdown
Property appreciation+$17,863
Loan principal paid down+$6,659
Rental cash flow+$7,200
5-year hold
+$54,401(117.1% ROI)
Projected value
$262,838
Return breakdown
Property appreciation+$30,528
Loan principal paid down+$11,874
Rental cash flow+$12,000
10-year hold
+$117,360(252.6% ROI)
Projected value
$297,377
Return breakdown
Property appreciation+$65,067
Loan principal paid down+$28,293
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.34
1 BR
1.25
2 BR
1.06
3 BR
1.14
4 BR
1.15
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 75056 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 75056 (The Colony, TX) is $2,100 a month. That is down 5.4% from $2,220 in FY 2026. The Colony is in the Dallas, TX HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 47 ZIP codes in Denton County, 75056 is tied for the 18th-highest two-bedroom rent (county range $1,090–$2,710). The median county two-bedroom FMR in Texas is $1,105, so ZIP 75056 is 90% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 75056
BedroomsFY 2027Change90–110% range
Studio$1,730−4.9%$1,557–$1,903
1BR$1,780−5.8%$1,602–$1,958
2BR$2,100−5.4%$1,890–$2,310
3BR$2,640−5.7%$2,376–$2,904
4BR$3,360−5.4%$3,024–$3,696

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 75056
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,730$1,780$2,100$2,640$3,360
FY 2026$1,820$1,890$2,220$2,800$3,550
FY 2025$1,730$1,820$2,130$2,670$3,430
FY 2024$1,640$1,720$2,020$2,540$3,270
FY 2023$1,500$1,580$1,860$2,340$3,060

Two-bedroom rent in nearby Denton County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 75056
75029$1,890−10.0%
75033$2,330+11.0%
75034$2,360+12.4%
75035$2,530+20.5%
75036$2,600+23.8%
75056Current$2,100—
75057$1,860−11.4%
75065$1,910−9.0%
75067$1,900−9.5%
75068$2,530+20.5%
75077$2,200+4.8%
75078$2,590+23.3%

Questions about ZIP 75056 rents

How much will Section 8 pay for a two-bedroom in ZIP 75056?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $2,100, that basic range is $1,890 to $2,310 a month. The voucher pays the lower of the payment standard or the gross rent, minus the tenant's share, which is usually about 30% of adjusted monthly income. Confirm the local housing authority's current schedule before underwriting.

Which HUD fair market rent area is ZIP 75056 in?

ZIP 75056 is in the Dallas, TX HUD Metro FMR Area. HUD requires Small Area FMRs in this area, so payment standards are set by ZIP code.

How much did fair market rent change in ZIP 75056 for FY 2027?

The two-bedroom FMR fell 5.4%, from $2,220 in FY 2026 to $2,100 in FY 2027. Since FY 2023 it has risen 12.9%.

When do FY 2027 fair market rents take effect?

HUD's FY 2027 fair market rents took effect on October 1, 2026. When FMRs change, housing authorities generally have up to three months to bring payment standards back within 90% to 110% of the new FMR.

Source: HUD FY 2027 Small Area Fair Market Rents and area FMRs. Payment-standard ranges are 90% to 110% of FMR, HUD's basic range, not a housing authority's published schedule. How payment standards are set

County fair market rentThe Colony, TX fair market rentTX statewide rentsWhat is SAFMR?Data sources