FMR is below market; voucher rent may lag private rents.
0.83
1 BR
1 BR
0.85ratio
FMR$800
Market$940
vs market-$140
FMR is below market; voucher rent may lag private rents.
0.85
2 BR
2 BR
0.91ratio
FMR$1,020
Market$1,120
vs market-$100
FMR is near market; voucher and private rents are aligned.
0.91
3 BR
3 BR
1.00ratio
FMR$1,340
Market$1,340
vs market+$0
FMR is near market; voucher and private rents are aligned.
1.00
4 BR
4 BR
1.03ratio
FMR$1,450
Market$1,410
vs market+$40
FMR is near market; voucher and private rents are aligned.
1.03
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
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ZIP 78540 fair market rent, FY 2027
For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 78540 (Edinburg, TX) is $1,020 a month. That is up 1.0% from $1,010 in FY 2026. Edinburg is in the McAllen-Edinburg-Mission, TX MSA. 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 $1,017. Among 33 ZIP codes in Hidalgo County, 78540 is tied for the 8th-highest two-bedroom rent (county range $1,010–$1,260). The median county two-bedroom FMR in Texas is $1,105, so ZIP 78540 is 8% below it.
FY 2027 rent by bedroom
FY 2027 fair market rent by bedroom for 78540
Bedrooms
FY 2026
FY 2027
Change
90–110% range
Studio
$790
$800
+1.3%
$720–$880
1BR
$800
$800
0.0%
$720–$880
2BR
$1,010
$1,020
+1.0%
$918–$1,122
3BR
$1,330
$1,340
+0.8%
$1,206–$1,474
4BR
$1,460
$1,450
−0.7%
$1,305–$1,595
Fair market rent history, FY 2023–2027
Fair market rent by fiscal year for 78540
Fiscal year
Studio
1BR
2BR
3BR
4BR
FY 2027
$800
$800
$1,020
$1,340
$1,450
FY 2026
$790
$800
$1,010
$1,330
$1,460
FY 2025
$750
$750
$960
$1,250
$1,350
FY 2024
$780
$780
$980
$1,280
$1,410
FY 2023
$690
$700
$880
$1,140
$1,260
Two-bedroom rent in nearby Hidalgo County ZIP codes
How much will Section 8 pay for a two-bedroom in ZIP 78540?
Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,017, which applies unless the housing authority uses Small Area FMRs, that basic range is $915 to $1,119 a month; under the ZIP-level Small Area FMR of $1,020 it would be $918 to $1,122. 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 78540 in?
ZIP 78540 is in the McAllen-Edinburg-Mission, TX MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,017.
How much did fair market rent change in ZIP 78540 for FY 2027?
The two-bedroom FMR rose 1.0%, from $1,010 in FY 2026 to $1,020 in FY 2027. Since FY 2023 it has risen 15.9%.
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