FMR is near market; voucher and private rents are aligned.
1.06
2 BR
2 BR
1.07ratio
FMR$1,240
Market$1,160
vs market+$80
FMR is near market; voucher and private rents are aligned.
1.07
3 BR
3 BR
0.98ratio
FMR$1,620
Market$1,660
vs market-$40
FMR is near market; voucher and private rents are aligned.
0.98
4 BR
4 BR
0.73ratio
FMR$1,980
Market$2,720
vs market-$740
FMR is below market; voucher rent may lag private rents.
0.73
0.700.800.901.001.101.201.30aligned range
Historical
FY 2023-2027
FMR
FY2027
Market rent
last ~365 days
Property value
--
Tax rate
--
Mortgage rate
--
ZIP 77704 fair market rent, FY 2027
For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 77704 (Beaumont, TX) is $1,240 a month. That is up 10.7% from $1,120 in FY 2026. Beaumont is in the Beaumont-Port Arthur, TX MSA, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 24 ZIP codes in Jefferson County, 77704 is tied for the 9th-highest two-bedroom rent (county range $1,030–$1,540). The median county two-bedroom FMR in Texas is $1,105, so ZIP 77704 is 12% above it.
FY 2027 rent by bedroom
FY 2027 fair market rent by bedroom for 77704
Bedrooms
FY 2026
FY 2027
Change
90–110% range
Studio
$910
$1,000
+9.9%
$900–$1,100
1BR
$910
$1,000
+9.9%
$900–$1,100
2BR
$1,120
$1,240
+10.7%
$1,116–$1,364
3BR
$1,470
$1,620
+10.2%
$1,458–$1,782
4BR
$1,760
$1,980
+12.5%
$1,782–$2,178
Fair market rent history, FY 2023–2027
Fair market rent by fiscal year for 77704
Fiscal year
Studio
1BR
2BR
3BR
4BR
FY 2027
$1,000
$1,000
$1,240
$1,620
$1,980
FY 2026
$910
$910
$1,120
$1,470
$1,760
FY 2025
$930
$930
$1,130
$1,480
$1,700
FY 2024
$910
$950
$1,150
$1,500
$1,610
FY 2023
$800
$860
$1,040
$1,360
$1,420
Two-bedroom rent in nearby Jefferson County ZIP codes
How much will Section 8 pay for a two-bedroom in ZIP 77704?
Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,240, that basic range is $1,116 to $1,364 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 77704 in?
ZIP 77704 is in the Beaumont-Port Arthur, TX MSA. 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 77704 for FY 2027?
The two-bedroom FMR rose 10.7%, from $1,120 in FY 2026 to $1,240 in FY 2027. Since FY 2023 it has risen 19.2%.
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