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Montgomery County/Spring/77386

77386

ZIPSAFMR
Montgomery County, TX
Zillow

ZIP Investment Score

68Below average

095130300
BRFMR
Eff. Rent
0 BR$1,680$1,530
1 BR$1,720$1,480
2 BR$2,040$1,840
3 BR$2,750$1,810
4 BR$3,410$2,550
5 BR$3,921Not available
6 BR$4,510Not available
7 BR$5,186Not available
8 BR$5,964Not available

Purchase Price Calculator

Maximum purchase price
$211,507

Cost breakdown

+Likely effective rent$1,840
HUD FMR$2,040
Market rentUsed$1,840
Est. payment standard (94%)$1,910
-Principal and interest-$1,069
Loan amount$169,205
Down payment$42,301
Rate6.50%
Term30 years
-Operating costs-$571
Property taxes-$212
Insurance-$175
Utilities$0
HOA$0
Management-$184
=Target cash flow+$200
Calculation mode

Hold period projections

Annual appreciation rate
3-year hold
+$29,525(69.8% ROI)
Projected value
$227,770
Return breakdown
Property appreciation+$16,263
Loan principal paid down+$6,062
Rental cash flow+$7,200
5-year hold
+$50,604(119.6% ROI)
Projected value
$239,300
Return breakdown
Property appreciation+$27,794
Loan principal paid down+$10,811
Rental cash flow+$12,000
10-year hold
+$108,999(257.7% ROI)
Projected value
$270,747
Return breakdown
Property appreciation+$59,240
Loan principal paid down+$25,760
Rental cash flow+$24,000

Public Housing Authority

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Rolodex

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Market Alignment

Studio
1.10
1 BR
1.16
2 BR
1.11
3 BR
1.52
4 BR
1.34
0.701.001.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--

ZIP 77386 fair market rent, FY 2027

For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 77386 (Spring, TX) is $2,040 a month. That is down 5.6% from $2,160 in FY 2026. Spring is in the Houston-The Woodlands-Sugar Land, TX HUD Metro FMR Area. HUD also publishes the ZIP-level Small Area FMRs shown here, but unless the local housing authority has adopted them, vouchers are based on the metro-wide two-bedroom FMR of $1,497. Among 31 ZIP codes in Montgomery County, 77386 is tied for the highest two-bedroom rent (county range $1,070–$2,040). The median county two-bedroom FMR in Texas is $1,105, so ZIP 77386 is 85% above it.

FY 2027 rent by bedroom

FY 2027 fair market rent by bedroom for 77386
BedroomsFY 2027Change90–110% range
Studio$1,680−4.5%$1,512–$1,848
1BR$1,720−5.5%$1,548–$1,892
2BR$2,040−5.6%$1,836–$2,244
3BR$2,750−5.5%$2,475–$3,025
4BR$3,410−5.8%$3,069–$3,751

Fair market rent history, FY 2023–2027

Fair market rent by fiscal year for 77386
Fiscal yearStudio1BR2BR3BR4BR
FY 2027$1,680$1,720$2,040$2,750$3,410
FY 2026$1,760$1,820$2,160$2,910$3,620
FY 2025$1,720$1,790$2,140$2,850$3,590
FY 2024$1,490$1,580$1,890$2,500$3,210
FY 2023$1,430$1,520$1,810$2,380$3,080

Two-bedroom rent in nearby Montgomery County ZIP codes

FY 2027 two-bedroom Small Area FMR by ZIP code
ZIP code2 bedroomvs. 77386
77362$1,720−15.7%
77365$1,490−27.0%
77372$1,320−35.3%
77378$1,540−24.5%
77380$1,910−6.4%
77381$1,870−8.3%
77382$2,0400.0%
77384$1,600−21.6%
77385$1,870−8.3%
77386Current$2,040—
77387$1,600−21.6%
77393$1,600−21.6%

Questions about ZIP 77386 rents

How much will Section 8 pay for a two-bedroom in ZIP 77386?

Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,497, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,347 to $1,647 a month; under the ZIP-level Small Area FMR of $2,040 it would be $1,836 to $2,244. 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 77386 in?

ZIP 77386 is in the Houston-The Woodlands-Sugar Land, TX HUD Metro FMR Area. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,497.

How much did fair market rent change in ZIP 77386 for FY 2027?

The two-bedroom FMR fell 5.6%, from $2,160 in FY 2026 to $2,040 in FY 2027. Since FY 2023 it has risen 12.7%.

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 rentSpring, TX fair market rentTX statewide rentsWhat is SAFMR?Data sources