FMR is below market; voucher rent may lag private rents.
0.50
1 BR
1 BR
0.55ratio
FMR$1,040
Market$1,880
vs market-$840
FMR is below market; voucher rent may lag private rents.
0.55
2 BR
2 BR
0.67ratio
FMR$1,250
Market$1,870
vs market-$620
FMR is below market; voucher rent may lag private rents.
0.67
3 BR
3 BR
0.76ratio
FMR$1,620
Market$2,140
vs market-$520
FMR is below market; voucher rent may lag private rents.
0.76
4 BR
4 BR
0.81ratio
FMR$1,880
Market$2,310
vs market-$430
FMR is below market; voucher rent may lag private rents.
0.81
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 78161 fair market rent, FY 2027
For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 78161 (Sutherland Springs, TX) is $1,250 a month. That is down 2.3% from $1,280 in FY 2026. Sutherland Springs is in the San Antonio-New Braunfels, TX HUD Metro FMR Area, where HUD requires housing authorities to set voucher payment standards by ZIP code using Small Area FMRs. Among 13 ZIP codes in Wilson County, 78161 is tied for the 5th-highest two-bedroom rent (county range $1,020–$1,990). The median county two-bedroom FMR in Texas is $1,105, so ZIP 78161 is 13% above it.
FY 2027 rent by bedroom
FY 2027 fair market rent by bedroom for 78161
Bedrooms
FY 2026
FY 2027
Change
90–110% range
Studio
$960
$960
0.0%
$864–$1,056
1BR
$1,050
$1,040
−1.0%
$936–$1,144
2BR
$1,280
$1,250
−2.3%
$1,125–$1,375
3BR
$1,630
$1,620
−0.6%
$1,458–$1,782
4BR
$1,910
$1,880
−1.6%
$1,692–$2,068
Fair market rent history, FY 2023–2027
Fair market rent by fiscal year for 78161
Fiscal year
Studio
1BR
2BR
3BR
4BR
FY 2027
$960
$1,040
$1,250
$1,620
$1,880
FY 2026
$960
$1,050
$1,280
$1,630
$1,910
FY 2025
$1,030
$1,140
$1,380
$1,760
$2,070
FY 2024
$1,000
$1,120
$1,360
$1,720
$2,050
FY 2023
$870
$1,010
$1,220
$1,550
$1,890
Two-bedroom rent in nearby Wilson County ZIP codes
How much will Section 8 pay for a two-bedroom in ZIP 78161?
Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With a two-bedroom FMR of $1,250, that basic range is $1,125 to $1,375 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 78161 in?
ZIP 78161 is in the San Antonio-New Braunfels, 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 78161 for FY 2027?
The two-bedroom FMR fell 2.3%, from $1,280 in FY 2026 to $1,250 in FY 2027. Since FY 2023 it has risen 2.5%.
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