FMR is near market; voucher and private rents are aligned.
1.03
2 BR
2 BR
0.75ratio
FMR$2,050
Market$2,730
vs market-$680
FMR is below market; voucher rent may lag private rents.
0.75
3 BR
3 BR
0.70ratio
FMR$2,590
Market$3,680
vs market-$1,090
FMR is below market; voucher rent may lag private rents.
0.70
4 BR
4 BR
0.79ratio
FMR$3,040
Market$3,840
vs market-$800
FMR is below market; voucher rent may lag private rents.
0.79
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 78712 fair market rent, FY 2027
For FY 2027, HUD's Small Area Fair Market Rent for a two-bedroom unit in ZIP 78712 (Austin, TX) is $2,050 a month. That is down 4.7% from $2,150 in FY 2026. Austin is in the Austin-Round Rock-San Marcos, 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 $1,817. Among 85 ZIP codes in Travis County, 78712 is tied for the 18th-highest two-bedroom rent (county range $1,670–$2,730). The median county two-bedroom FMR in Texas is $1,105, so ZIP 78712 is 86% above it.
FY 2027 rent by bedroom
FY 2027 fair market rent by bedroom for 78712
Bedrooms
FY 2026
FY 2027
Change
90–110% range
Studio
$1,710
$1,630
−4.7%
$1,467–$1,793
1BR
$1,820
$1,720
−5.5%
$1,548–$1,892
2BR
$2,150
$2,050
−4.7%
$1,845–$2,255
3BR
$2,730
$2,590
−5.1%
$2,331–$2,849
4BR
$3,210
$3,040
−5.3%
$2,736–$3,344
Fair market rent history, FY 2023–2027
Fair market rent by fiscal year for 78712
Fiscal year
Studio
1BR
2BR
3BR
4BR
FY 2027
$1,630
$1,720
$2,050
$2,590
$3,040
FY 2026
$1,710
$1,820
$2,150
$2,730
$3,210
FY 2025
$1,780
$1,900
$2,240
$2,860
$3,320
FY 2024
$1,810
$1,950
$2,300
$2,950
$3,390
FY 2023
$1,290
$1,460
$1,710
$2,210
$2,600
Two-bedroom rent in nearby Travis County ZIP codes
How much will Section 8 pay for a two-bedroom in ZIP 78712?
Housing authorities set voucher payment standards, normally between 90% and 110% of the FMR. With the metro-wide two-bedroom FMR of $1,817, which applies unless the housing authority uses Small Area FMRs, that basic range is $1,635 to $1,999 a month; under the ZIP-level Small Area FMR of $2,050 it would be $1,845 to $2,255. 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 78712 in?
ZIP 78712 is in the Austin-Round Rock-San Marcos, TX MSA. Small Area FMRs are optional here; the metro-wide two-bedroom FMR is $1,817.
How much did fair market rent change in ZIP 78712 for FY 2027?
The two-bedroom FMR fell 4.7%, from $2,150 in FY 2026 to $2,050 in FY 2027. Since FY 2023 it has risen 19.9%.
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